Anyone done rehabs?

Anyone done rehabs?

Anyone here had some experience with rehabs and want to share your story? If so, post a new topic and set this forum section in motion! Thanks



Here are a couple of tricks that I use with my rehabs

This weeks tip is on Unstopping Clogged Sink Drains: If the drain is sluggish but not completely clogged, turn on the hot water tap for 5 to 10 minutes. This sometimes opens the drain. If running hot water does not open the sluggish drain, try an environmentally safe chemical drain opener. Cleaners are available in several forms, and they are made primarily from caustic soda with bauxite and other ingredients. Read the label on the drain cleaner and follow manufacturer's instructions. After using any chemical cleaner, flush it from the drain pipes by allowing hot water to run for at least 10 minutes.

Another one that I think is great is:

Painting Wall Paper
When a houses has older wall paper that is out dated it can be a nightmare. Typically people use one of two solutions, either, paint the wall paper (never looks good) or take it off, sand the wall and then paint the wall again. Painting wall paper presents many problems and is very easy to spot. The seams are very clear and many times there are "bubbles" or air pockets that can be very unsightly. Removing the wall paper can be incredible time consuming and often times the end result is not all that desirable depending on how successful the wall paper removal was. Here is the cheapest, most effective solution I have seen.

Simply paint the wall paper and wait to see where the imperfections occur. Once the paint has dried and the seams and bubbles are present simply take sheet rock mud and cover all the imperfections. Let it dry, sand it down to match the wall and then paint over the mud. This will save you tons of hours and will give you a perfect end result.

More to come...

rehab - cracks in drywall

If you see cracks in the drywall, you can use mesh drywall tape and joint compound (spackle) as in any regular application. The key is to use the mesh tape insead of regular joint tape. Both can be found at most major home improvement stores.

cheaper alternative in flooring

In my houses, I usually put laminate flooring. It is a cheaper version of the floor, but if done properly -- looks very nice. Word of advice, use darker color flooring and lighter color furniture. It will look expensive and very rich.





when you consider painting your investment properties. Whether it is a rental or a sale. Keep in mind that neutral colors work best for showing.



cracks in drywall

thats a good point investorb the mesh is alot easier for do it yourselfers. the reason being is that you dont need to put the first coat of joint compound on before the tape. ordinarily you put one coat of compound on then paper tape squeeze the compound out of the tape with a taping trowel let dry then put a second layer (thin) on over the second let dry and finish coat with the last . if you r good at it you MAY not have much sanding .


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right on yuri ,laminate flooring is the way to go !!for sure it looks rich and is very easy to install.floating laminate is great to work with just remember to keep 1/4" all around the perimeter for expansion and never forget to seal or caulk around toilet or any where water can get under.believe me i have learned a few lessons in that area !!


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great job

thanks rp and my destiny for your tips greatly appreciated


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helpful handyman tips

I am a licensed painting contractor. I also fix drywall and do many handyman jobs for rental properties. If you have any questions I would be happy to assist with your questions.


Residential Connection Group LLC
Gilbert, AZ


I am a licensed General Contractor in Northern California.

Dave Bruton Construction


Please feel free to send any questions you have. My wife and I are interested in traveling and think this might be a way to get started with Deans methods.

We have a few rentals but are kind of stuck because of debt to income ratio. Can't find any one for loans.

We would like to do reassignments, lease options, or.... OUTSIDE THE BOX...


We are primarily interested in building cash flow for investment in realestate. Any information would be appreciated.

laminate flooring

hi this is pdawg, i'm a sub contractor in Pa. i have installed many laminate floor systems, and true they look nice for an in exspensive floor, but they are not recommended for wet areas such as bathrooms.

Drywall Cracks

Drywall repairs are common and although any crack can be repaired, beware of cracks that occur because the home is sinking or shifting. These types of cracks will just come back and get worse. This type of a band-aid fix is not appropriate and may cause problems later for you upon re-sale of the property. Doors and windows that don't shut or open easily, especially in conjunction with drywall cracks are a sure sign of settling.


If you would like the chance to work with me or one of my fellow real estate investor coaches and our advanced training programs, give us a call anytime to see if Dean's Real Estate Success Academy and our customized curriculum is a fit for you. Call us at 1-877-219-1474 ext. 125


I understand about the house shifting and settling. Don't they all? How do you repair the settling cracks?




Latex Caulking - Dap silicone w/latex 35yr.

Caulking is the most important application to a good or best quality job.

A. Scrape, B. patch, C. prime, D. apply caulk, E. apply intermediate coat, F. touch-up any imperfections with caulking and apply a full coat for finish.

Caulking and painting go together for any type of professional finish. It does the job of not having a potential buyer look at the property and see a bunch of cracks and holes.

There called eye sores. Some beat-up; 2-3 bedroom units, can usually take 30-35 tubes of caulking, to do a real good job. Its critical.

Ask the builder if you need any more assistance


Kevin's Classic Coatings of Boston

Read This in a Rental

Read This in a Rental Management book, Wish I could remember the tile, But the author made a really good tip, when u have multiple rental units paint then the same, use the exact same flooring and trim paints. That was u always use the same stuff, like when u buy paint get it in 5 gal save the rest for when ur tenants move out and reuse it.. made sense to me but i hadn't thought of it..


South Central Texas REI Group

That was Dean's book!

That was Dean's book Be a Real Estate Millionaire. Page 263 of chapter 19, Managing Rental Property. If you will be holding a buy and sell for a while, as a "rental rehab," this is a good idea.

If your plan is a quick flip, use leftover paint or a can of mismatched (oops) paint at a hardware store. You can get this at a good discount. Keeping colors soft and neutral is key for resale (also in Dean's material).

Don't get carried away! My investing partner and I are looking at a property now, and we are keeping our budget in mind. We have to do the big payoff things and the necessary things. The frills are not as important, and can be profit killers. The maximum selling price (based on selling comps) with the minimum of purchase and rehab cost lead to maximum profit.


"Be very careful, then, how you live- not as unwise, but as wise, making the most out of every opportunity..." Apostle Paul writing to the church in Ephesus

Love rehabing!

I love rehabbing! I cannot tell you how much I love fixing a home and making it shine. This is gonna sound really silly but honestly when I go to work on a house I get a feel for it and when its fixed I swear the house smiles and says thank you!

I don't own any properties as of yet but I can say every place I have ever lived I have chosen places that needed TLC. I have always checked with the landlord(s) before, during and after my renovation project(s) and not once have I had a complaint! Doing this has taught me a lot about designing on a dime. It has also introduced me to several contractors and a friend who does nothing but historical renovations. All of them have given me tips over the years that have literally saved myself and my landlord a lot of money!

I read the above posts and one thing that really stuck out was the one on painting wall paper. I have removed wall paper and painted over it with varying results. Here is something I have learned that works the best when painting over wall paper and ((shutters)) border! Gawd how I HATE border! Ugly stuff! Only thing I hate worse than border is flowered wall paper! ((gagging))

First you have to check the paper its self for any bubbles, tears or areas where the seams are coming away. You can do this while washing the walls down. I use whatever seems needed but bleach water can do wonders although most people don't like the smell.

Fixing bubbles: press them out by wetting the paper and using something flat and hard to press them out. You can also use a needle and poke the bubble and flatten it out.

Tears in paper: These can range from large to small. In order to paint over wall paper hope really really hard for NO tears BUT if there are it isn't the end of the world! Completely clean the area and allow it to fully dry. then using joint compound place a very thin layer of it over the tear. Smaller tears you can use caulking, make sure its a paintable caulk though! The goal is to make this surface look and feel completely smooth! No rough edges!
Another fix to rough edges and tears is these really kewl sponge like sanding block things they have at Home Depot and Lowes. They don't cost much and man alive they are a handy tool to have!

What you do with those is the same method as with the Joint Compound, just no joint compound. You sand the area until its nice and smooth. Wipe it and your surface should be good to go. Use care not to sand too hard and cause further tearing or breaking down of the paper!

Caulking: My friend who does historical renovations taught me this one. Its a great tip for painting any walls, wall paper or not! It can also fix small damages in wood! I love caulking! I swear its a really great thing to have and keep around. Once you get the hang of using it I promise your gonna wonder why you never thought about it before! You must use a paintable caulk, ask the store or just read the labels.

All along the top where the wall meets the ceiling, and along the base boards, in every corner and around every window caulk! While caulking smooth it out so there are no nasty bumps or drops of goop any where. You are creating a nice seam that will make your paint job look professional! Sometimes I do this step twice. Once before and once after painting. It just depends how good a painting hand you have. Do not do it to the point where your caulk builds up and looks gloopy!

((Note: Doing this caulk treatment will also do wonders for winterizing!))
While caulking keep a look out for small holes in the walls and around all that frame work in the room. Just a daub of caulking can seal and completely hide a small hole going up in size to lets say a silver dollar. I have tried it on a 4 inch hole and it worked but I think joint compound and some tape probably would have been a better idea. Caulking is for smaller type easy repairs.

Now for the wall paper seams! run your caulking all the way down the paper seam. Once done go back using a trowel smooth that caulk line out so that you see it but your not gonna FEEL it. SMOOTH is the key! Nice clean and smooth! You can do this with borders too!

One of the great things I love about caulking is you don't have to wait for it to be completely dry. You can start your priming right away! Err, well that is if you don't have to sand! See above for sanding.

Primer!!!! Get a good primer I like Kiltz. Don't just prime once!! Further more having your primer tinted to match your paint is highly recommended and its FREE ((Good tip I have learned is if you use a dark or bright color your paint will show 100 times better if you use a tinted primer! This goes for all paint jobs not just over wall paper!)) you want to use at least two coats of your primer, in some cases due to bleed through of the wall paper you may need to apply 3 to 4 coats of primer. Allow your primer dry time. I prefer to allow it to dry 24 hours. Now your ready to paint!

Paint: I have used durned near every type of paint out there and I can honestly say Behr paint will cover and hide imperfections like no other! I once used it with no primer on a wall in a rental that was quite literally covered with crayon and magic marker! I was worried that the coloring would bleed through or the paint would separate all around the crayon but to my utter amazement it covered it and the land lord was so pleased he not only knocked my rent down he paid me to complete the rental! I lived there a year and got paid for it!

I have a really great technique for just covering the whole wall, hide any and all imperfections, it will cover wall paper, holes, stains that just wont go away, humps in the walls you name it! Its one of my favorite treatments and in my area its actually something you might see quite a lot.

What you do is the same as above except your not gonna worry so much about that old wall paper. For old wall paper just rip off all the places you can rip it off. wash the walls, make sure the surface is as smooth as you can get it but smooth isn't completely necessary for this treatment.

Using a joint compound and water mixture with a paint roller you roll the joint compound onto the walls. You want your mixture to be some what like gravy. Not too runny but not so thick that you can't roll it and no lumps! LOL!

Cover your walls completely with the joint compound and water mixture. Allow it about 24 hours to dry. Then using the same mixture but slightly thicker, not much thicker but a bit more like gooey brownie batter. (I cook a lot too Smiling ) Use a round brush with a good gripping handle start daubing the walls with the brush and mixture. You will do this very much like the sponge painting technique that became popular in the 90's.

Do not allow this to dry fully!

When the mixture is one the wall and almost dry but not quite dry take a squeegee and knock off those rough edge points by dragging the squeegee down the wall in a fluid motion causing the texture you just did to smooth out and become a lovely textured work of art!

Allow this to dry 24 hours then prime and paint!

I hope all that was understandable. I'm not the best teacher I'm more of a learner doer type but I do hope ya'll got the gist of those techniques. I have a whole lot more of them where those came from! Oh! One more I would like to share with you all is a really easy and incredibly cheap way to wall paper without using wall paper!


I swear it sounds whacked but it works! I once rented this place that had a powder room one half of one wall was wall papered and quite frankly it looked really ridiculous. I was a single mom and had very little money but a whole lot of creativity! I went to the dollar store and found contact paper I liked came home and using the contact paper just like I would have wall paper but with NO GLUE! Yeah! I papered that entire powder room! Everyone thought I used expensive wall paper! It looked so good I did the galley style kitchen I had! I spend a total of 8 bucks and did two rooms! FYI its still like that! I saw the home about two years ago and LOL! The people living there said the wall paper is awesome! Easy to keep clean and its held up 10 years! No one ever knew it was dollar store contact paper!

Well this is quite a loooong post! LOL! Get me talking rehabs and techniques and I just go nuts! What can I say? Its my Passion! I have so many fix tips that cost little to nothing! I even have one for windows that have a small crack! 20 bucks or less and like new window! I'm gonna stop now though cause if I don't I'll keep going on and on. I just love this stuff soooo much!


You can't save the world but you can offer a hand up to a few along your way.

neutral colors?

What are neutral colors?



Neutral colors

Well you can never go wrong with white. But right now the neutral colors are lite browns, tans, creme, antique white and lite anything in the warm family. You don't want to put he house a color you would like, say you love red, well that doesn't mean that many people like that color and it will be hard for you to sell that house. Unless, you are lucky enough to get someone who loves red as much as you. Try to keep it as neutral as possible. Carpe Diem :0) - Stacey


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Hello Dave. Do you purchase rehabs? If so, I was wondering if you were able to take cash out at closing for the rehab?

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