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 a rental rehab different from a flip rehab?

Every dollar must either increase rent, reduce maintenance costs, meet code, or make the property rentable. Flip-level finishes that don't add rental income are wasted money on a rental.

What finish level is right for a rental property?

Durable and functional. LVP flooring, semi-gloss paint, basic granite or laminate counters, commercial-grade fixtures. Built to last through tenant turnover, not to impress on Instagram.

How do I determine my rental rehab budget?

Start with target rent and work backwards to your return requirements. Every rehab dollar added to your cost basis needs to be justified by increased rent or reduced maintenance. Don't over-improve.

What is included in the $150 scope visit?

Full walkthrough, scope of work with rental-appropriate finish specs, cost breakdown, timeline, and weekly draw schedule. Designed for rental deal math, not flip deal math.

Do you spec differently for rentals vs. flips?

Yes. Rental specs prioritize durability and maintenance prevention over visual appeal. We select materials that hold up to tenant use and minimize future repair costs.

How to Rehab a Rental Property Without Destroying Cash Flow

Rehabbing a rental is not the same as rehabbing a flip. On a flip, you spend money to make money at sale. On a rental, you spend money to generate monthly cash flow. Different exit, different strategy.

The Rental Rehab Mistake

The biggest mistake: rehabbing a rental like a flip. Quartz countertops, designer backsplash, premium fixtures. It looks great. But did it add $200/month in rent? Probably not. You just spent $8,000 extra on a kitchen that rents for the same amount as a $4,000 kitchen.

On a rental, every rehab dollar needs to either:

Increase monthly rent
Reduce future maintenance costs
Meet code/safety requirements
Be required for the property to be rentable

If it doesn't fit one of these categories, don't spend the money.

Rent-Driven Budgeting

Start with the rental income, not the renovation wishlist:

Target monthly rent: $1,500
Annual gross rent: $18,000
Maximum rehab that makes sense: depends on your return targets

At a 12% cash-on-cash return target, your total investment (including rehab) needs to generate $1,500/month after expenses. If you over-rehab by $15K, you've added $15K to your cost basis that doesn't generate additional rent.

Where to Spend on Rentals

Systems that prevent maintenance calls:

New water heater ($800-$1,200) - prevents the 2 AM emergency call
Updated electrical panel ($1,500-$3,000) - prevents flickering lights and tripped breakers
New HVAC if the current one is 15+ years old ($5,000-$8,000) - prevents the mid-winter failure

Durable finishes:

LVP flooring ($3-$5/sqft) - withstands tenant traffic and pet damage, easy to repair
Semi-gloss paint ($2K-$3K) - wipeable, hides scuffs, easy to touch up between tenants
Commercial-grade faucets ($80-$150 each) - replaceable cartridges, standard parts

Kitchen and bath basics:

Functional cabinets that close properly
Clean, durable countertops (laminate is fine for rentals under $1,500/month)
Working fixtures, no leaks
Clean tile in wet areas

Where to Cut on Rentals

Premium countertops (laminate or basic granite instead of quartz)
Custom backsplash (paint the wall instead)
Crown molding (tenants don't care)
Hardwood flooring (LVP is cheaper, more durable, and easier to repair)
Stainless steel appliances in lower-rent areas (white or black work fine)

The Weekly Draw Advantage for Rental Rehabs

Rental rehab budgets are tighter than flip budgets because the return is monthly, not a lump sum at sale. Weekly draws keep you on budget:

Real-time spend tracking against a tighter budget
Early detection of overruns when there's time to adjust
No deposit eating into your capital before rent starts flowing

At Seller's Little Helpers, we spec rental rehabs differently than flips. Durable, functional, rent-appropriate. We're not trying to win HGTV. We're trying to get your property rented and cash flowing.

Book a $150 scope visit at sellerslittlehelpers.com - we'll scope your rental rehab for maximum durability and minimum cost. Call (708) 536-6700 or email info@sellerslittlehelpers.com.

How to Rehab a Rental Property Without Destroying Your Cash Flow