How do weekly labor draws work for rehab projects?

We quote your full project price upfront. Instead of paying 30-50% as a deposit, you pay weekly as labor progresses. Each payment is credited toward your project total. Draws start at $4k/week for smaller projects and scale with project size. Materials are separate: we provide detailed lists and you purchase directly, so you control the spend.

Is SLH a project manager or contractor?

We're the licensed general contractor. Our crews do the work: demo, framing, plumbing, electrical, finishes, everything. We're not a middleman coordinating other contractors.

Why do investors purchase materials separately?

Transparency. Traditional contractors mark up materials or bundle them so you can't see what you're paying. We provide detailed material lists with quantities and timing. You buy directly from suppliers at cost. No hidden markup, full visibility.

What payment methods do you accept for rehab projects?

The $150 scope fee can be paid by credit card. All other payments (weekly labor draws, final balances) are wire transfer, check, or cash only. No credit cards for project payments.

How do I qualify for Portfolio Partner pricing?

You qualify with either 3 or more concurrent projects OR a commitment to 5+ projects per year. This gives you 10% off weekly labor draw rates plus priority scheduling and included pre-acquisition estimates.

Do you handle permits for rehab projects?

Yes, as an add-on service. We manage the entire permit process including applications, coordinating inspections, and maintaining documentation. Permit fees are passed through at cost.

How is evaluating a bid different for BRRRR vs. flips?

BRRRR bids need to be evaluated against the refinance appraisal. Every line item should contribute to hitting your target appraised value. A cheap bid that misses appraiser checkboxes costs you more at refinance.

What should I prioritize in a BRRRR bid?

Items the appraiser will compare against comps: updated kitchen, updated bathrooms, functional systems, consistent flooring, good exterior condition. Hit these efficiently.

Is the cheapest bid always the worst choice for BRRRR?

Not always, but often. If the cheap bid skips improvements that affect appraisal value, the savings on rehab become losses at refinance. Evaluate bids on value created, not just cost.

What is included in the $150 scope visit?

Full walkthrough, BRRRR-optimized scope of work, cost breakdown, projected appraised value impact, timeline aligned to your seasoning period, and weekly draw schedule.

How do you help with BRRRR deal analysis?

We scope the rehab to maximize appraised value while minimizing cost. We spec durable materials for rental use. We build timelines that fit seasoning requirements. The scope is designed for your refinance, not just the renovation.

How to Evaluate a Contractor's Bid for Your BRRRR Deal

A contractor bid on a BRRRR deal isn't just about price. It's about whether the proposed work will appraise at the value you need for your refinance. A cheap bid that misses the appraiser's checkboxes is worse than a slightly higher bid that nails them.

The BRRRR Bid Evaluation Framework

On a flip, you evaluate bids on: price, timeline, quality. On a BRRRR, add one more: appraised value impact.

Every line item in the bid should answer: "Does this help my property appraise at my target value?"

If the answer is no, question whether it's in the scope. If the answer is yes, make sure it's done right because the appraiser will look at it.

What Appraisers Look For

Appraisers compare your property to recent comparable sales. They check:

Functional kitchen: Updated cabinets, countertops, working appliances
Updated bathrooms: Clean fixtures, good tile, no leaks
Systems: Functioning HVAC, updated electrical (at least circuit breakers), good plumbing
Flooring: Consistent, good condition throughout
Roof and exterior: Good condition, no deferred maintenance
Room count: Bedrooms and bathrooms that match or exceed comps

A bid that hits all these checkpoints efficiently is better than a cheaper bid that cuts corners on items the appraiser will notice.

Comparing Bids for BRRRR

Get three bids. Put them side by side. Ask these BRRRR-specific questions:

Does each bid include the improvements the appraiser will look for? If Bid A skips the bathroom update to save $3,000 but the comps all have updated bathrooms, Bid A will cost you at the appraisal.
Are materials appropriate for rental durability? The cheapest materials won't hold up to tenant use. Mid-grade LVP, semi-gloss paint, and commercial-grade fixtures cost slightly more upfront but save on turnover costs.
Does the timeline fit your seasoning period? A bid with a 16-week timeline might not work if your lender requires 6-month seasoning and you need time for tenant placement before the refinance.
Is labor separated from materials? Can you buy materials yourself to save on markup? On a BRRRR, every dollar saved on markup is a dollar less stuck in the deal at refinance.

The Total Cost of Ownership View

On a BRRRR, the bid price isn't the final number. Consider:

Bid price: $38,000
Projected appraised value increase: $55,000
Equity created: $17,000
Monthly rent enabled: $1,400
Payback on investment: The refinance returns most of the capital; monthly rent provides the ongoing return

Compare bids not just on price but on the value they create. A $38,000 bid that creates $55,000 in appraised value is better than a $33,000 bid that creates $45,000 in appraised value. The first one leaves less cash in the deal.

Red Flags in BRRRR Bids

Missing items that comps clearly have (the appraiser will notice)
Cheapest possible materials that won't survive tenant use
No timeline commitment
Large deposit requirement (capital that could be deployed elsewhere)
Bundled labor and materials (hiding markup)

The Seller's Little Helpers Approach

We evaluate BRRRR bids from the refinance backward. What does the property need to appraise at your target value? What materials balance durability and cost? What timeline hits your seasoning window?

Our scope visit produces a bid that's purpose-built for BRRRR deal math. Not just "here's what the rehab costs" but "here's what the rehab costs and here's the appraised value it should create."

Book a $150 scope visit at sellerslittlehelpers.com - get a bid designed for your BRRRR deal math, not just a rehab estimate. Call (708) 536-6700 or email info@sellerslittlehelpers.com.