#  @Jacob_Naviaux Jacob Naviaux Jacob Naviaux posts on X about money, cash flow, business, if you the most. They currently have [-----] followers and [---] posts still getting attention that total [-----] engagements in the last [--] hours. ### Engagements: [-----] [#](/creator/twitter::1812465556299427840/interactions)  - [--] Week [-------] -88% - [--] Month [---------] +4,461% ### Mentions: [--] [#](/creator/twitter::1812465556299427840/posts_active)  - [--] Week [--] +8.50% - [--] Month [---] +162% ### Followers: [-----] [#](/creator/twitter::1812465556299427840/followers)  - [--] Week [-----] +10% - [--] Month [-----] +267% ### CreatorRank: [-------] [#](/creator/twitter::1812465556299427840/influencer_rank)  ### Social Influence **Social category influence** [finance](/list/finance) 32% [fashion brands](/list/fashion-brands) 2% [luxury brands](/list/luxury-brands) 1% [countries](/list/countries) 1% [social networks](/list/social-networks) 1% [technology brands](/list/technology-brands) 1% **Social topic influence** [money](/topic/money) 12%, [cash flow](/topic/cash-flow) 11%, [business](/topic/business) 6%, [if you](/topic/if-you) 5%, [closed](/topic/closed) 4%, [just a](/topic/just-a) 4%, [in the](/topic/in-the) 4%, [market](/topic/market) 4%, [have the](/topic/have-the) 3%, [agents](/topic/agents) 3% **Top accounts mentioned or mentioned by** [@genzmultifamily](/creator/undefined) [@livinginnorthga](/creator/undefined) [@theficouple](/creator/undefined) [@michaelfichman](/creator/undefined) [@tylertapley](/creator/undefined) [@dylthorn](/creator/undefined) [@owoldestiny](/creator/undefined) [@rbartny](/creator/undefined) [@joeknowsthemrkt](/creator/undefined) [@pacejordanmorby](/creator/undefined) [@realtormambuca](/creator/undefined) [@kevindureiko](/creator/undefined) [@houseflipperny](/creator/undefined) [@flhomeoptions](/creator/undefined) [@stemulite23](/creator/undefined) [@n8realestate](/creator/undefined) [@halffeelee](/creator/undefined) [@david19050367](/creator/undefined) [@moldetroy](/creator/undefined) [@robert_simon_](/creator/undefined) ### Top Social Posts Top posts by engagements in the last [--] hours "Finally closed this flip after owning it for [---] days. Bought for $600K last May. 4700sf 3-story traditional [----] build in a very desirable ATL suburb. Prior owner was an elderly guy who didnt have the money to take care of it. It was in decent shape but definitely needed some love. We went in and did a cosmetic rehab spending about $95K. Listed late July for $850K based on a nearby comp that closed at $835K net. Tons of showings. Zero offers. Over the next [--] months we took a couple price drops down to $799.9K. Still plenty of traffic. A couple low offers we passed on. Feedback was" [X Link](https://x.com/Jacob_Naviaux/status/2021718719584723378) 2026-02-11T22:51Z [----] followers, 159.9K engagements "Did a deal once that paid us twice. Wholesaler wanted $299K for a 1300sf fixer upper in a prime in-town neighborhood. Similar fixer uppers were selling in the mid $300s. Told my wife to lock it up immediately. She worked the wholesaler down to $279K. Property was occupied so we held a group showing where [--] investors showed up. Asking was $340K. Sold it for $346K. [--] pop. About [--] months later the buyer calls and asks if we want to buy it back. We lock it up at $350K. Turn around and sell it for $367.5K. [----] pop. Same deal. Less than a year. $84.5K total profit." [X Link](https://x.com/Jacob_Naviaux/status/2016634129748537396) 2026-01-28T22:06Z [----] followers, [----] engagements "@joeknowsthemrkt What was price when prior listing expired/withdrawn and what is it now" [X Link](https://x.com/Jacob_Naviaux/status/2016681184571363428) 2026-01-29T01:13Z [----] followers, [--] engagements "@TodaysFX_ We went UC with the wholesaler at 279k marketed the deal and then double closed for 346k. We dont daisy chain" [X Link](https://x.com/Jacob_Naviaux/status/2016815639201984859) 2026-01-29T10:08Z [----] followers, [--] engagements "Am I the only wholesaler who didnt buy a Rolex after making 7-figures in a year" [X Link](https://x.com/Jacob_Naviaux/status/2017357381756190971) 2026-01-30T22:00Z [----] followers, [----] engagements "Saw a brutal mistake at a foreclosure auction once. I was bidding on an HOA foreclosure. Capped my bid at $32K because there was a superior lien ahead of the HOA with a $140K principal balance taken out just a few years prior that would survive the sale. A couple investors missed it. They bid the property all the way up to $180K. Winner thought they crushed it Until resale when they learned they inherited the $140K lien. If youre buying foreclosures you better know exactly what liens survive the sale. Foreclosures are unforgiving. One mistake can wipe you out" [X Link](https://x.com/Jacob_Naviaux/status/2018308636238340205) 2026-02-02T13:00Z [----] followers, 165.7K engagements "@TylerTapley Your prerogative if its your property but if youre representing a seller and throwing away offers by being so dead set on only zero DD offers I think thats irresponsible and a disservice to the seller" [X Link](https://x.com/Jacob_Naviaux/status/2018805011111899324) 2026-02-03T21:53Z [----] followers, [--] engagements "Gotten rocked on a prehabbed deal before. So hard to pinpoint an accurate rehab once drywall is up. You walk these thinking it wont be that much and then turns out much different once you get into it. Exceptions out there for sure but usually they sell way too high to investors who make a dumb buying decision. https://twitter.com/i/web/status/2018849689286672462 https://twitter.com/i/web/status/2018849689286672462" [X Link](https://x.com/Jacob_Naviaux/status/2018849689286672462) 2026-02-04T00:50Z [----] followers, [---] engagements "@GenZMultifamily Great rules. Curious why you use below market rent though vs just a conservative rent figure or is that what you mean like youre just not using the upper end of what you may be able to rent for" [X Link](https://x.com/Jacob_Naviaux/status/2019014436456202481) 2026-02-04T11:45Z [----] followers, [---] engagements "Quick reminder that negotiating with contractors over text is often the worst move. Painter Ive used for years walked a job with me and said itd probably be a 3-man job for [--] days. I was expecting $4.5K$5.5K. He texts over a quote for $8400. I counter at $5500 via text. He replies: Cant help on this one. Instead of going back and forth I pick up the phone. I ask why this job is so much higher than others. He says Its a big job. I push back: [--] guys for [--] days should put us around $4500$5500. Thats when he explains that after reviewing it more closely with his partner they think its really a" [X Link](https://x.com/Jacob_Naviaux/status/2019093636646932861) 2026-02-04T17:00Z [----] followers, 56.7K engagements "@dylthorn They probably pay their [--] helpers $250 per day and then they each make $350 per day. I dont hire companies that have large overhead. I hire guys who are working personally to keep the costs low. And yes these are labor costs. Im paying for the paint" [X Link](https://x.com/Jacob_Naviaux/status/2019191542330847595) 2026-02-04T23:29Z [----] followers, [--] engagements "@GenZMultifamily Gotcha. Id still try to forget that info asap. Emotions just muddle things IMO" [X Link](https://x.com/Jacob_Naviaux/status/2019212281427476512) 2026-02-05T00:51Z [----] followers, [--] engagements "@LivingInNorthGa If I was an agent Id prefer the luxury listings though. Way more complex to run a listing business at scale to make similar money as an agent who sells a few $2M+ properties a year. Obviously much harder market to break into" [X Link](https://x.com/Jacob_Naviaux/status/2019462822795567303) 2026-02-05T17:27Z [----] followers, [--] engagements "Unpopular opinion: Agents waste just as much time as wholesalers. Wholesalers get flak for locking up deals too high and backing out. But agents do the same thing by listing overpriced properties that sit for months before expiring" [X Link](https://x.com/Jacob_Naviaux/status/2019757986982363645) 2026-02-06T13:00Z [----] followers, [----] engagements "@owoldestiny Arguably the most common form of time wasting in real estate" [X Link](https://x.com/Jacob_Naviaux/status/2019817798038667736) 2026-02-06T16:57Z [----] followers, [--] engagements "@PaceJordanMorby In the wholesale circles for sure but most flippers would probably still argue wholesalers waste more time than agents. 100% agree on the 9-5ers of real estate with top agents being the exclusion" [X Link](https://x.com/Jacob_Naviaux/status/2019818919998218469) 2026-02-06T17:02Z [----] followers, [--] engagements "@theficouple Assuming this is active income $40000/mo is far from wealthy. The most I ever consistently got to was $120k/mo but it was all active income. Never felt wealthy. Felt rich but not wealthy" [X Link](https://x.com/Jacob_Naviaux/status/2019921310537662868) 2026-02-06T23:49Z [----] followers, [----] engagements "Had an interesting situation pop up with a tenant this week. Theyre upset that the front of the house feels cooler than the rest of the home and are now citing habitability statutes and formally demanding further action (see screenshot). Context: HVAC tech serviced the system a couple weeks ago Tenant raised the same concern during the visit Tech confirmed system is operating properly Explained temp variance is expected due to furnace + duct layout Home is maintaining a safe livable temperature No mechanical issues found We explained all of this to the tenant and closed the maintenance" [X Link](https://x.com/Jacob_Naviaux/status/2020122763961221382) 2026-02-07T13:09Z [----] followers, [----] engagements "@LivingInNorthGa Id 100% strongly recommend he install a well on the other property and if he doesnt have the money get his expectations set where hes fine marketing the deal with a concession for the new buyer to install one" [X Link](https://x.com/Jacob_Naviaux/status/2020305547820757491) 2026-02-08T01:15Z [----] followers, [--] engagements "@RealtorMambuca Yep both are great from a cashflow standpoint but would recommend wholesaling starting out unless the person had at least 60-75k to play with (in my market of Atlanta)" [X Link](https://x.com/Jacob_Naviaux/status/2020480699640188931) 2026-02-08T12:51Z [----] followers, [--] engagements "@KevinDureiko Brokering hard money loans is another great cashflow strategy. We do that too on the wholesale deals we sell. Great way horizontally integrate" [X Link](https://x.com/Jacob_Naviaux/status/2020481676090945766) 2026-02-08T12:55Z [----] followers, [--] engagements "@theficouple Whoever says $1M a year is normal is completely out of touch. Ive made that 3x in my 10yr real estate investing career. Can count on one hand how many people in my industry in my immediate circle make that" [X Link](https://x.com/Jacob_Naviaux/status/2020483843216552137) 2026-02-08T13:04Z [----] followers, [---] engagements "@houseflipperny 99%" [X Link](https://x.com/Jacob_Naviaux/status/2020602033716531335) 2026-02-08T20:54Z [----] followers, [--] engagements "@MichaelFichman Why do you say that" [X Link](https://x.com/Jacob_Naviaux/status/2021013139375239462) 2026-02-10T00:07Z [----] followers, [---] engagements "So important. Would tell my sales agents to do this same thing with investors at initial meeting before getting added to our system. When only one decision maker would come to the meeting always dealt with pushback from other decision maker when it came to actually buying a deal. https://twitter.com/i/web/status/2021022065000587500 https://twitter.com/i/web/status/2021022065000587500" [X Link](https://x.com/Jacob_Naviaux/status/2021022065000587500) 2026-02-10T00:43Z [----] followers, [--] engagements "@LivingInNorthGa Typically the ones who have built up a sizable operation sourcing off market properties for investors have built their own brokerage setup like a Mark Spain" [X Link](https://x.com/Jacob_Naviaux/status/2021022526705631686) 2026-02-10T00:44Z [----] followers, [---] engagements "@ikehobbs Learned this lesson after losing $220K in a Ponzi scheme 😅" [X Link](https://x.com/Jacob_Naviaux/status/2021027060748345729) 2026-02-10T01:02Z [----] followers, [---] engagements "@FLHomeOptions They most definitely shop rate and terms. I am just very competitive and have the benefit of being a small time private lender that doesnt make them have to jump through as many hoops which a lot of these guys like" [X Link](https://x.com/Jacob_Naviaux/status/2021192832610967727) 2026-02-10T12:01Z [----] followers, [--] engagements "@GenZMultifamily Can make a very healthy monthly cashflow but retire Probably not unless youre down to live a middle to upper-middle class lifestyle. Not what I want" [X Link](https://x.com/Jacob_Naviaux/status/2021348261261635911) 2026-02-10T22:19Z [----] followers, [---] engagements "@Stemulite23 Sure on this one deal but I way outperform the S&P when you account for all the flips I do in a year" [X Link](https://x.com/Jacob_Naviaux/status/2021936087523111432) 2026-02-12T13:15Z [----] followers, [--] engagements "4 years ago my wife and I bought this house as a primary residence for $2.65M. At the time we were netting about $120K per month and had been doing that consistently for quite a while. We had more cash than we knew what to do with so putting down 25% and taking on the mortgage payment felt very comfortable. Back then every long-term financial decision went through the same filter: Even if our income dropped by X% are we still totally fine That framework gave us confidence. But in hindsight I underestimated how much of our income was tied to things we didnt fully control. Over the past [--] years" [X Link](https://x.com/Jacob_Naviaux/status/2017946220304449948) 2026-02-01T13:00Z [----] followers, 1.9M engagements "One thing I learned a few years ago: Shooting for top of market on flips is not always the smartest play. Sure it looks great on social media. HGTV-style renovations. High-end finishes everywhere. But if youre operating in the first-time homebuyer price point just getting the house clean and move-in ready is often the better move. I used to renovate every flip to the top of the market. Now I do this way more often: Simpler rehabs Middle-of-market pricing Way less headache. And usually the same profit sometimes even more. Flashy doesnt equal smart" [X Link](https://x.com/Jacob_Naviaux/status/2019395695057195296) 2026-02-05T13:00Z [----] followers, [----] engagements "@N8RealEstate Wised up and figured your real value was underwriting and buying more discounted deals. Awesome stuff brother" [X Link](https://x.com/Jacob_Naviaux/status/2022120545987580196) 2026-02-13T01:28Z [----] followers, [--] engagements "Hard money lender: Were going to need to extend closing a few days. Borrower: Why Were two weeks into this deal and youve had everything for a week. HML: Its still in underwriting. This happens all the time. And lenders act like extending is no big deal. But heres the real risk: Seller has a higher backup offer and wants the deal to fall apart Buyer loses their earnest money Deal dead. Buyer screwed. Yessometimes borrowers are slow with docs. Yessometimes title causes delays. But lets be honest: A lot of times its the hard money lender. When I lend: If I have borrower docs + clear title I can" [X Link](https://x.com/Jacob_Naviaux/status/2017589959801119073) 2026-01-31T13:25Z [----] followers, [----] engagements "Bought a property at a foreclosure auction once that turned into an expensive lesson. It was a condo in a complex where one investment company was aggressively buying units for $120K$150K. Recent comps. Multiple sales. Felt solid. I win the auction at $70K thinking I just locked up an easy $40K+. I reach out asking $140K. They come back at $90K. I push back using their own recent purchases. They basically tell me to pound sand. I say not interested assuming theyll come back in a couple weeks. They dont. I explore flipping or holdingneither makes sense. Weeks later I circle back and say Ill" [X Link](https://x.com/Jacob_Naviaux/status/2019169352788959443) 2026-02-04T22:01Z [----] followers, [----] engagements "Wholesalers get a bad rap for taking advantage of distressed sellers. Heres my take. If wholesalers disappeared tomorrow 90%+ of flippers would take a massive hit to deal flow. Yes you can buy off the MLS. But personally Id lose out on most from increased competition of them being listed. Yes you can do direct-to-seller marketing. But thats an entirely separate business with its own costs systems and headaches. Wholesalers fill that gap. Are there bad apples in wholesaling Absolutely. But there are bad apples in every lane: flippers developers landlords agents lenders etc. Wholesalers provide" [X Link](https://x.com/Jacob_Naviaux/status/2019456080770920629) 2026-02-05T17:00Z [----] followers, [----] engagements "If you buy fixer-uppers its just a matter of time before your car gets infested with fleas. Bought a foreclosure once. Walked it after winning the bidno issues. Came back for a second walk Didnt realize fleas were all over my legs until I was back in my car. Fun fact I learned from that experience: Flea eggs can lay dormant for YEARS. Vibrations = host detected they hatch. Ever since then: Quick check before getting in my car after walking a disgusting property Flea spray lives in my car" [X Link](https://x.com/Jacob_Naviaux/status/2019531556369424645) 2026-02-05T22:00Z [----] followers, [----] engagements "I just fired my property manager. They werent adding enough value anymore. After [---] years working together I finally pulled the plug and switched to full self-management. If youre thinking about self-managing here are [--] things you absolutely need to do it right: 1) A local agent who specializes in tenant placement. Pick someone whos been around the block and knows all the tricks professional tenants use (fake paystubs/bank statements/rental history). I still give final approval but my agent handles most of the screening legwork. 2) A strong vendor list. Two vendors handle 90% of my" [X Link](https://x.com/Jacob_Naviaux/status/2019818442476433827) 2026-02-06T17:00Z [----] followers, [----] engagements "If a deal is a light cosmetic flip I can wholesale for $10K or take down and flip for $30K Im flipping it myself nearly every time. Same deal. A little more work. [--] the profit" [X Link](https://x.com/Jacob_Naviaux/status/2019893893605568815) 2026-02-06T22:00Z [----] followers, [----] engagements "Most money Ive ever made in a 3-month stretch: $794000 gross. $686K from [--] wholesale deals (no marketing spend) $108K from [--] flip This is why scaling wholesaling has always appealed to me more than scaling flipping. With flips every house is different: different repairs timelines budgets surprises and risk. With wholesaling it was much easier to build a machine. I trained acquisition and disposition agents to consistently find and move deals. Yes wholesaling has its annoyances. But its lower risk less capital intensive and far more scalable. Theres a reason far more investors have built" [X Link](https://x.com/Jacob_Naviaux/status/2020482796444156050) 2026-02-08T13:00Z [----] followers, [----] engagements "Owning your own businesswhen its built the right waybuys you a level of freedom most W2 jobs never will. Vacations when you want Half days on Fridays Lunch with the wifey in the middle of the week Are there seasons where I have to work too many hours to take advantage of all those freedoms For sure. But theyre seasons not permanent situations. Thats why I love being my own boss" [X Link](https://x.com/Jacob_Naviaux/status/2020560157462110628) 2026-02-08T18:07Z [----] followers, [----] engagements "Needed a new roof on a flip I just wrapped up. Called my usual roofer. He quoted $110/square (labor only). Its been about three years since Ive had to replace an entire roof but jobs I did with him from late 2020early [----] were $65$75/square. $110/square felt too steep even with costs going up. So I asked around and got referred to another roofer. He checked out the job and said he could do $75/square. Hired him. Materials + dumpster delivered. Crew knocked it out in one day. Lesson: You cannot get lazy with your subs. Costs move. Crews change. Your go-to guys get busy and/or raise prices. If" [X Link](https://x.com/Jacob_Naviaux/status/2020845448102129979) 2026-02-09T13:01Z [----] followers, 18.5K engagements "I lend private money on fix and flips in my market. Im very selective on who I work with because Im not chasing max yield. Im chasing consistent returns with minimal headache. I intentionally charge low interest and origination because I want to attract the best operators" [X Link](https://x.com/Jacob_Naviaux/status/2020905654609719530) 2026-02-09T17:00Z [----] followers, [----] engagements "I hear investors say this all the time: I only wholesale. I dont wholesale. I actually buy and flip. That mindset is exactly why most of them never crack [--] figures. You cant rely on one exit strategy in this business. Deals dont care about your ego. If I was too proud to wholesale because I only want to be the end buyer Id leave hundreds of thousands on the table every year. The goal isnt to pick a lane and defend it. Its to extract maximum value from every deal" [X Link](https://x.com/Jacob_Naviaux/status/2021275077942063154) 2026-02-10T17:28Z [----] followers, [----] engagements "If youre debating new cabinets vs refinishing or whether to rip out the fiberglass shower for tile dont guess. Pull recent comps at the price point youre targeting. See exactly what those houses have. Then copy it. Dont reinvent the wheel when the data is right in front of you" [X Link](https://x.com/Jacob_Naviaux/status/2021343537325826098) 2026-02-10T22:00Z [----] followers, [----] engagements "@TheJSantiago Thank God for people who live like this" [X Link](https://x.com/Jacob_Naviaux/status/2021369880449257692) 2026-02-10T23:45Z [----] followers, [--] engagements "@theficouple Much easier to find cashflowing real estate compared to major metros like Im in in Atlanta" [X Link](https://x.com/Jacob_Naviaux/status/2021379909193695731) 2026-02-11T00:25Z [----] followers, [----] engagements "@theficouple 401k IRA" [X Link](https://x.com/Jacob_Naviaux/status/2021380150487564684) 2026-02-11T00:25Z [----] followers, [--] engagements "If I had to start over from scratch as a real estate wholesaler Id focus on one thing: Agent outreach. Direct-to-seller marketing is what everyone preachesbut its a beast. High spend and hundreds of conversations just to land one deal. By working with agents youre tapping into multiple marketing funnels that are already running on someone elses dime. Will the fees be smaller Usually yes. But no massive marketing budget. No endless seller calls. Much faster conversion cycles. Lower profits. But much lower friction. That tradeoff wins earlyevery time" [X Link](https://x.com/Jacob_Naviaux/status/2021570082300670177) 2026-02-11T13:00Z [----] followers, [----] engagements "Credit score doesnt tell you how a tenant will treat your property. Walking their current residence does. I recently started having my leasing agent meet applicants at their existing home to sign the lease before final approval. I picked this up from a Section [--] guy I follow on IG but he never explained how he actually implemented itso I tested it myself. Heres whats working: After income credit criminal and rental history are verifiedand were ready to move forwardwe schedule the lease signing at their current residence. This expectation is communicated up front before they ever spend money" [X Link](https://x.com/Jacob_Naviaux/status/2021630497386873127) 2026-02-11T17:00Z [----] followers, [----] engagements "@RBartNY Yep so nice not to have to talk to the seller and have somebody else handle that" [X Link](https://x.com/Jacob_Naviaux/status/2021728781224857684) 2026-02-11T23:31Z [----] followers, [--] engagements "@HalfFeeLee Thought I was going to make closer to 75k on it. If I wouldve sold it for 825k within a month or so of being listed I wouldve made that. Just got crushed with holding costs. Even if I only made 40k wouldve called it a good deal for the relatively light rehab" [X Link](https://x.com/Jacob_Naviaux/status/2021733137173402030) 2026-02-11T23:48Z [----] followers, [--] engagements "@will_labovick Yeah this is more for advanced investors which is why I said its difficult for people to break 7-figure mark only using one exit strategy" [X Link](https://x.com/Jacob_Naviaux/status/2021737795061264509) 2026-02-12T00:07Z [----] followers, [--] engagements "@RBartNY Totally agree. Made a lot of money buying off the MLS over the years" [X Link](https://x.com/Jacob_Naviaux/status/2021738753719480327) 2026-02-12T00:10Z [----] followers, [--] engagements "@David19050367 Yep if they do a new kitchen and master new fixtures and light landscaping could easily be worth $1M" [X Link](https://x.com/Jacob_Naviaux/status/2021745978823647266) 2026-02-12T00:39Z [----] followers, [---] engagements "@Robert_Simon_ For sure Curb appeal on this one was top notch" [X Link](https://x.com/Jacob_Naviaux/status/2021746431351026110) 2026-02-12T00:41Z [----] followers, [----] engagements "Agreed with all this would just opt for Roth 401k over IRA. IRAs have way lower annual contribution limits compared to 401ks. Annual limit with an IRA is $7000 if you're under [--] whereas 401k max between employee and employer profit-sharing is $70000 under [--]. IRAs also are subject to UDFI (unrelated debt-financed income) while 401ks aren'tthis is where you invest your IRA funds into a project using debt which makes the percentage funded by debt taxable to your IRA. And then with one prohibited transaction (even unintentional) your whole IRA account becomes disqualified making it subject to" [X Link](https://x.com/Jacob_Naviaux/status/2021750436533809336) 2026-02-12T00:57Z [----] followers, [---] engagements "@Joe_K__ Dont have all the figures in front of me right now so will have to get back to you. But was probably 50k just with interior/exterior paint and HVAC alone" [X Link](https://x.com/Jacob_Naviaux/status/2021755139149672560) 2026-02-12T01:16Z [----] followers, [---] engagements "If youre broke and trying to get into real estate stop obsessing over passive income. Youre broke. You dont need $200$400/month from a rental. You need cash now. Go wholesale. Make $10K$20K per deal. Do that a few times until youve stacked enough cash to take down a flip when a good one comes along and make $30K$50K. The mistake beginners make is trying to skip steps. First Build an active income machine that prints cash. Then: Take the excess and deploy it into passive investments. Cash flow first. Passive later. https://twitter.com/i/web/status/2020301756752592992" [X Link](https://x.com/Jacob_Naviaux/status/2020301756752592992) 2026-02-08T01:00Z [----] followers, [----] engagements "@thmindustriesre Such a baller deal. How in the world did you get a bank to be that dumb to accept that low of a priceThis wouldve easily sold in my market for like 365K with those numbers" [X Link](https://x.com/Jacob_Naviaux/status/2020589992213725657) 2026-02-08T20:06Z [----] followers, [--] engagements "Last year I averaged $30001 net profit per flip sold. Some context: Avg sales price: $333133 Avg rehab: $29350 My baseline net profit target for a typical cosmetic flip in my market is $30000. Ill buy almost any flip that fits that metric within [--] miles of Atlanta. If the rehab starts getting more involved I usually want a higher net. Worth noting: I save 23% on sale costs by listing myself I save 1020% on rehab by not using a GC I save on holding costs by having cheaper money than most Just sharing real numbers. https://twitter.com/i/web/status/2020981076152418421" [X Link](https://x.com/Jacob_Naviaux/status/2020981076152418421) 2026-02-09T22:00Z [----] followers, [----] engagements "Hybrid hard coat. Has the foam backing like synthetic does but instead of a mesh screen between the foam and the base stucco layer like you see with synthetic there's a wire thatch material in between the foam and base stucco layer which gives it more of the concrete feel like you see with regular hardcoat. People were fine with this" [X Link](https://x.com/Jacob_Naviaux/status/2021933190760354140) 2026-02-12T13:03Z [----] followers, [--] engagements "When a seller says: Ill take your offer. Just send the contract and Ill sign it when I get back in town. Your instinct is to say: Great When should I follow up Stop right there. Thats the amateur move. When a seller stalls like this you need urgency without pressure. The best way Ive found Create a good cop/bad cop scenario. Heres exactly what to say: So heres the dealI had to pull some strings to get this price approved by my finance manager. If we wait a few more days he may reduce the offer or pull it completely since were also looking at another property. I do have approval at this price" [X Link](https://x.com/Jacob_Naviaux/status/2021207569977516225) 2026-02-10T13:00Z [----] followers, 20.7K engagements "For the past year Ive been wanting to ditch my HVAC guy Ive used for the last [--] years. Not because he does bad work. Hes a good dude very knowledgeable and does quality installs. But the communication fell off hard. Constant follow-ups just to get him out. Was driving me crazy each time I had to use him. Finally pulled the plug and got referred to someone else. Way less headache. More responsive. And cheaper. Just installed two new 2-ton Goodman systems for $9000 (materials + labor). My old guy wouldve been around $13000 for the same job. Lesson: Subs are good til theyre not. Cant get" [X Link](https://x.com/Jacob_Naviaux/status/2022068359479562347) 2026-02-12T22:00Z [----] followers, [----] engagements "@theficouple These type of deals typically need rehab though at least from what Ive seen. If youre using a loan to buy them usually HM flip loan then cash out refi with DSCR or conventional mortgage" [X Link](https://x.com/Jacob_Naviaux/status/2022121254262825298) 2026-02-13T01:30Z [----] followers, [---] engagements "Not sure if I wouldve leased immediately starting at $1695. There was an identical comp as me that leased for $2100 so I was already much lower just after a few weeks of being listed. Past year or so Atlanta real estate market (at least affordable areas I own in) has been super soft. DOM are super high across the board. https://twitter.com/i/web/status/2017247903199183036 https://twitter.com/i/web/status/2017247903199183036" [X Link](https://x.com/Jacob_Naviaux/status/2017247903199183036) 2026-01-30T14:45Z [----] followers, [---] engagements "@rising_crust Not a bad idea for reducing amount of turns that are expensive" [X Link](https://x.com/Jacob_Naviaux/status/2017361185956344064) 2026-01-30T22:16Z [----] followers, [--] engagements "@rei_chronicles Always wanted a Patek more. Just not at that level yet lol" [X Link](https://x.com/Jacob_Naviaux/status/2017362341881368970) 2026-01-30T22:20Z [----] followers, [---] engagements "@theficouple Maybe millionaires. But people who make a million per year Very few employees achieve that level of income. And even the ones who do get taxes like crazy bc theyre making it in the wrong cashflow quadrant" [X Link](https://x.com/Jacob_Naviaux/status/2017368363308073082) 2026-01-30T22:44Z [----] followers, [---] engagements "@N8RealEstate Solid. Thats what I aim for as a baseline on most of my flips assuming not larger/gut rehabs. Get [--] of those selling each month plus a wholesale deal or two and got yourself a nice little cashflow machine to filter into more rentals" [X Link](https://x.com/Jacob_Naviaux/status/2017423535346434336) 2026-01-31T02:23Z [----] followers, [--] engagements "@realEstateTrent @CREXinc Rule of [-----] hours to achieve mastery. [--] years is a lot can probably expedite down to 4-5 years if you pick the right vehicle and grind. Real money is obviously subjective but I got to 7-figure net in a year at Year [--] in real estate" [X Link](https://x.com/Jacob_Naviaux/status/2017629101327085960) 2026-01-31T16:00Z [----] followers, [---] engagements "Selfishly would love for rates to drop bc Ill make so much more money with my flipping and wholesaling business in the short-term. Removing my bias really want to be careful about tackling this inflation issue and working on solving the home affordability crisis by address major core issues like labor/material prices long zoning/permitting timelines insurance/property taxes etc. https://twitter.com/i/web/status/2017677508406137186 https://twitter.com/i/web/status/2017677508406137186" [X Link](https://x.com/Jacob_Naviaux/status/2017677508406137186) 2026-01-31T19:12Z [----] followers, [---] engagements "@LivingInNorthGa Agents and their ARVs 🤦♂" [X Link](https://x.com/Jacob_Naviaux/status/2017680061692838398) 2026-01-31T19:23Z [----] followers, [---] engagements "@connorclift35 Theyre reaching out to their institutional buyers at this point Thought that was after the loan closed when they sell the paper. Or if youre talking about the white label lenders waiting on the actual lender to respond yep 100%" [X Link](https://x.com/Jacob_Naviaux/status/2017726658355028403) 2026-01-31T22:28Z [----] followers, [---] engagements "@theficouple Letter of resignation sitting on my boss desk next day if I got this email" [X Link](https://x.com/Jacob_Naviaux/status/2017734868075974951) 2026-01-31T23:00Z [----] followers, [---] engagements "@CalThrills @theficouple Robert Kiyosakis Cashflow quadrant. Employees are at a significant disadvantage from a tax perspective compared to business owners" [X Link](https://x.com/Jacob_Naviaux/status/2017765558704316706) 2026-02-01T01:02Z [----] followers, [--] engagements "@joeknowsthemrkt I consider it wholesaling if youre actually contracting the deal and then assigning it or double closing. Everyone else is just a bird dog or agent" [X Link](https://x.com/Jacob_Naviaux/status/2012605803492958316) 2026-01-17T19:19Z [----] followers, [--] engagements "Had a situation recently with a wholesaler. He sent me a deal asking $219k. After I quickly ran it I told him Id probably be at $210k. He said he had too much interest to come off $219k. I told him no problem Id send my field guy to see if I could make $219k work. Field guy sends the report back. Confirms what I thought. I need to be at $210k. I text him saying I need to stick at $210k. He responds that wont work. I text back saying no problem and that the $210k offer is on the table until noon the next day. Thats when he gets annoyed. I tried to calmly explain that me putting an expiration" [X Link](https://x.com/Jacob_Naviaux/status/2014820613458739343) 2026-01-23T22:00Z [----] followers, 12.1K engagements "Very few flippers have what it takes to be a good wholesaler. Much more common to see a wholesaler whos also a good flipper" [X Link](https://x.com/Jacob_Naviaux/status/2015047354609537295) 2026-01-24T13:01Z [----] followers, [----] engagements "Great article on how to structure deals that can cashflow even in todays high-interest competitive environment. https://t.co/QJmBN6iAd1 https://t.co/QJmBN6iAd1" [X Link](https://x.com/Jacob_Naviaux/status/2015137217811808456) 2026-01-24T18:58Z [----] followers, [----] engagements "@realest Hopefully hundreds of thousands in gains. Well see when we list in a couple months. Not a great market to sell in right now. But yes totally agree 👌" [X Link](https://x.com/Jacob_Naviaux/status/2017984250578911693) 2026-02-01T15:31Z [----] followers, 38K engagements "@DavisFlanagan Yes probably going to buy a 6000sf house for $1.5M" [X Link](https://x.com/Jacob_Naviaux/status/2017984543840489936) 2026-02-01T15:33Z [----] followers, 10.6K engagements "One of the most sought-after neighborhoods in in-town Atlanta with a lot of sales happening off market. The 2-car garage was definitely a negative but gameplan was to get a variance to build a pool outdoor living area and 3rd car garage off the existing 2-car. We did get the variance but now packaging it together with the sale. https://twitter.com/i/web/status/2017985067914555815 https://twitter.com/i/web/status/2017985067914555815" [X Link](https://x.com/Jacob_Naviaux/status/2017985067914555815) 2026-02-01T15:35Z [----] followers, 10K engagements "@okiesmo Thats awesome Not going to be anywhere close to 2x on this but hopefully will have a couple hundred thousands in gains after selling costs (which will really just cover all the interest we spent over the [--] years)" [X Link](https://x.com/Jacob_Naviaux/status/2017985734573949158) 2026-02-01T15:37Z [----] followers, 12.1K engagements "@CraigSwann1 Going to miss it thats for sure" [X Link](https://x.com/Jacob_Naviaux/status/2018056174361366832) 2026-02-01T20:17Z [----] followers, [----] engagements "@MOFO_Finance There are most definitely bad players out there in the wholesale space. Just like there are in the flipper developer lender etc space. A lot of the bad rap wholesaling gets is bc of those bad apples. Its a very needed element to the residential real estate investing industry" [X Link](https://x.com/Jacob_Naviaux/status/2018115320905404513) 2026-02-02T00:12Z [----] followers, [---] engagements "Thank you. Wouldnt sell if I had the money. Just got priced out of the house. The house could easily be worth $4.5M after a pool + outdoor living + 3rd garage was added along with more interior renovations. Cutting ties with it downsizing slightly and buying all cash to get rid of a mortgage. https://twitter.com/i/web/status/2018116397637771709 https://twitter.com/i/web/status/2018116397637771709" [X Link](https://x.com/Jacob_Naviaux/status/2018116397637771709) 2026-02-02T00:16Z [----] followers, [--] engagements "If you can sell and downsize to something more affordable. Maybe even rent (not a bad idea in todays environment). Pay off highest interest credit account first and then go to next highest and keep going til all credit is paid off. Try your best to live on 60% of your income. Easier said than done but if you do all that for few years youll be in a much more comfortable position. https://twitter.com/i/web/status/2018124674119487707 https://twitter.com/i/web/status/2018124674119487707" [X Link](https://x.com/Jacob_Naviaux/status/2018124674119487707) 2026-02-02T00:49Z [----] followers, [---] engagements "@cryptomania25 Wouldnt say we were just winging it. Thought we were being very rational. Making that much per month out this debt obligation at less than 13% DTI. Significantly less than most Americans spend on their primaries" [X Link](https://x.com/Jacob_Naviaux/status/2018280543482224645) 2026-02-02T11:09Z [----] followers, [--] engagements "@photo_bb No its way down. Same with flipping lending traditional Realtor etc. Were seeing the lowest transactions being done nationwide per capita since late 70s" [X Link](https://x.com/Jacob_Naviaux/status/2018331103497486583) 2026-02-02T14:30Z [----] followers, [--] engagements "If you count your money before the deal is closed and disbursed youre setting yourself up for disappointment" [X Link](https://x.com/Jacob_Naviaux/status/2018368910634926395) 2026-02-02T17:00Z [----] followers, [----] engagements "@VisionCraft007 So true. Going to focus much more heavily on purchasing more real estate to rent out to have cashflow coming in from other avenues other than just from my business" [X Link](https://x.com/Jacob_Naviaux/status/2018383080487026950) 2026-02-02T17:56Z [----] followers, [---] engagements "@AlanSladen What state is that First time hearing that" [X Link](https://x.com/Jacob_Naviaux/status/2018477812550885506) 2026-02-03T00:13Z [----] followers, [---] engagements "@GenZMultifamily Looking to get more into this side of real estate for this exact reason. Flipping and wholesaling are awesome for cashflow and never planning on stopping them but 100% want to put more emphasis on this going forward" [X Link](https://x.com/Jacob_Naviaux/status/2018483038062059829) 2026-02-03T00:33Z [----] followers, [--] engagements "@GenZMultifamily Still resonates bc so many people going into buying SFR rentals thinking its the key to cashflow. SFR rarely cashflow after you back out all the tenant turns vacancies eviction costs etc. Ive always bought SFR for appreciation" [X Link](https://x.com/Jacob_Naviaux/status/2018484971120328848) 2026-02-03T00:41Z [----] followers, [---] engagements "@REExchangor @GenZMultifamily If you sell in markets like OH where cashflow exists definitely interested" [X Link](https://x.com/Jacob_Naviaux/status/2018494019383226613) 2026-02-03T01:17Z [----] followers, [--] engagements "Listing agents who say No blind offers after their listing has been sitting for a month+ are a joke. I get it more so in the first couple weeks. Plenty of rookie investors will overpay because they cant accurately estimate their rehab costs off pics. But once its been sitting for a month or more If I tie up your property with a [--] day due diligence period the worst-case scenario is I terminate. and youre right back where you already are: with a listing that isnt moving" [X Link](https://x.com/Jacob_Naviaux/status/2018731243563614617) 2026-02-03T17:00Z [----] followers, [----] engagements "@MichaelFichman Wish I could say theres so much inventory out there in my market (Atlanta) but not the case. Saw a stat recently that were seeing lowest residential transaction volume per capita nationwide since late 1970s" [X Link](https://x.com/Jacob_Naviaux/status/2018776657230758168) 2026-02-03T20:00Z [----] followers, [--] engagements "@MichaelFichman Anything 50ish mile radius of Atlanta. Wholesalers agents and MLS. No DTS" [X Link](https://x.com/Jacob_Naviaux/status/2018779887562047554) 2026-02-03T20:13Z [----] followers, [--] engagements "The tweet was more so talking about listings that have been sitting for over a month. If youre throwing away offers with due diligence periods when youve been on market for 30+ days I think youre dumb. If I had a zero DD offer and an offer with DD both at the same price Im obviously going to take the zero DD offer. Not relevant to the tweet though. https://twitter.com/i/web/status/2018801851991278063 https://twitter.com/i/web/status/2018801851991278063" [X Link](https://x.com/Jacob_Naviaux/status/2018801851991278063) 2026-02-03T21:40Z [----] followers, [--] engagements Limited data mode. Full metrics available with subscription: lunarcrush.com/pricing
@Jacob_Naviaux Jacob Naviaux
Jacob Naviaux posts on X about money, cash flow, business, if you the most. They currently have [-----] followers and [---] posts still getting attention that total [-----] engagements in the last [--] hours.
Engagements: [-----] #
- [--] Week [-------] -88%
- [--] Month [---------] +4,461%
Mentions: [--] #
- [--] Week [--] +8.50%
- [--] Month [---] +162%
Followers: [-----] #
- [--] Week [-----] +10%
- [--] Month [-----] +267%
CreatorRank: [-------] #
Social Influence
Social category influence finance 32% fashion brands 2% luxury brands 1% countries 1% social networks 1% technology brands 1%
Social topic influence money 12%, cash flow 11%, business 6%, if you 5%, closed 4%, just a 4%, in the 4%, market 4%, have the 3%, agents 3%
Top accounts mentioned or mentioned by @genzmultifamily @livinginnorthga @theficouple @michaelfichman @tylertapley @dylthorn @owoldestiny @rbartny @joeknowsthemrkt @pacejordanmorby @realtormambuca @kevindureiko @houseflipperny @flhomeoptions @stemulite23 @n8realestate @halffeelee @david19050367 @moldetroy @robert_simon_
Top Social Posts
Top posts by engagements in the last [--] hours
"Finally closed this flip after owning it for [---] days. Bought for $600K last May. 4700sf 3-story traditional [----] build in a very desirable ATL suburb. Prior owner was an elderly guy who didnt have the money to take care of it. It was in decent shape but definitely needed some love. We went in and did a cosmetic rehab spending about $95K. Listed late July for $850K based on a nearby comp that closed at $835K net. Tons of showings. Zero offers. Over the next [--] months we took a couple price drops down to $799.9K. Still plenty of traffic. A couple low offers we passed on. Feedback was"
X Link 2026-02-11T22:51Z [----] followers, 159.9K engagements
"Did a deal once that paid us twice. Wholesaler wanted $299K for a 1300sf fixer upper in a prime in-town neighborhood. Similar fixer uppers were selling in the mid $300s. Told my wife to lock it up immediately. She worked the wholesaler down to $279K. Property was occupied so we held a group showing where [--] investors showed up. Asking was $340K. Sold it for $346K. [--] pop. About [--] months later the buyer calls and asks if we want to buy it back. We lock it up at $350K. Turn around and sell it for $367.5K. [----] pop. Same deal. Less than a year. $84.5K total profit."
X Link 2026-01-28T22:06Z [----] followers, [----] engagements
"@joeknowsthemrkt What was price when prior listing expired/withdrawn and what is it now"
X Link 2026-01-29T01:13Z [----] followers, [--] engagements
"@TodaysFX_ We went UC with the wholesaler at 279k marketed the deal and then double closed for 346k. We dont daisy chain"
X Link 2026-01-29T10:08Z [----] followers, [--] engagements
"Am I the only wholesaler who didnt buy a Rolex after making 7-figures in a year"
X Link 2026-01-30T22:00Z [----] followers, [----] engagements
"Saw a brutal mistake at a foreclosure auction once. I was bidding on an HOA foreclosure. Capped my bid at $32K because there was a superior lien ahead of the HOA with a $140K principal balance taken out just a few years prior that would survive the sale. A couple investors missed it. They bid the property all the way up to $180K. Winner thought they crushed it Until resale when they learned they inherited the $140K lien. If youre buying foreclosures you better know exactly what liens survive the sale. Foreclosures are unforgiving. One mistake can wipe you out"
X Link 2026-02-02T13:00Z [----] followers, 165.7K engagements
"@TylerTapley Your prerogative if its your property but if youre representing a seller and throwing away offers by being so dead set on only zero DD offers I think thats irresponsible and a disservice to the seller"
X Link 2026-02-03T21:53Z [----] followers, [--] engagements
"Gotten rocked on a prehabbed deal before. So hard to pinpoint an accurate rehab once drywall is up. You walk these thinking it wont be that much and then turns out much different once you get into it. Exceptions out there for sure but usually they sell way too high to investors who make a dumb buying decision. https://twitter.com/i/web/status/2018849689286672462 https://twitter.com/i/web/status/2018849689286672462"
X Link 2026-02-04T00:50Z [----] followers, [---] engagements
"@GenZMultifamily Great rules. Curious why you use below market rent though vs just a conservative rent figure or is that what you mean like youre just not using the upper end of what you may be able to rent for"
X Link 2026-02-04T11:45Z [----] followers, [---] engagements
"Quick reminder that negotiating with contractors over text is often the worst move. Painter Ive used for years walked a job with me and said itd probably be a 3-man job for [--] days. I was expecting $4.5K$5.5K. He texts over a quote for $8400. I counter at $5500 via text. He replies: Cant help on this one. Instead of going back and forth I pick up the phone. I ask why this job is so much higher than others. He says Its a big job. I push back: [--] guys for [--] days should put us around $4500$5500. Thats when he explains that after reviewing it more closely with his partner they think its really a"
X Link 2026-02-04T17:00Z [----] followers, 56.7K engagements
"@dylthorn They probably pay their [--] helpers $250 per day and then they each make $350 per day. I dont hire companies that have large overhead. I hire guys who are working personally to keep the costs low. And yes these are labor costs. Im paying for the paint"
X Link 2026-02-04T23:29Z [----] followers, [--] engagements
"@GenZMultifamily Gotcha. Id still try to forget that info asap. Emotions just muddle things IMO"
X Link 2026-02-05T00:51Z [----] followers, [--] engagements
"@LivingInNorthGa If I was an agent Id prefer the luxury listings though. Way more complex to run a listing business at scale to make similar money as an agent who sells a few $2M+ properties a year. Obviously much harder market to break into"
X Link 2026-02-05T17:27Z [----] followers, [--] engagements
"Unpopular opinion: Agents waste just as much time as wholesalers. Wholesalers get flak for locking up deals too high and backing out. But agents do the same thing by listing overpriced properties that sit for months before expiring"
X Link 2026-02-06T13:00Z [----] followers, [----] engagements
"@owoldestiny Arguably the most common form of time wasting in real estate"
X Link 2026-02-06T16:57Z [----] followers, [--] engagements
"@PaceJordanMorby In the wholesale circles for sure but most flippers would probably still argue wholesalers waste more time than agents. 100% agree on the 9-5ers of real estate with top agents being the exclusion"
X Link 2026-02-06T17:02Z [----] followers, [--] engagements
"@theficouple Assuming this is active income $40000/mo is far from wealthy. The most I ever consistently got to was $120k/mo but it was all active income. Never felt wealthy. Felt rich but not wealthy"
X Link 2026-02-06T23:49Z [----] followers, [----] engagements
"Had an interesting situation pop up with a tenant this week. Theyre upset that the front of the house feels cooler than the rest of the home and are now citing habitability statutes and formally demanding further action (see screenshot). Context: HVAC tech serviced the system a couple weeks ago Tenant raised the same concern during the visit Tech confirmed system is operating properly Explained temp variance is expected due to furnace + duct layout Home is maintaining a safe livable temperature No mechanical issues found We explained all of this to the tenant and closed the maintenance"
X Link 2026-02-07T13:09Z [----] followers, [----] engagements
"@LivingInNorthGa Id 100% strongly recommend he install a well on the other property and if he doesnt have the money get his expectations set where hes fine marketing the deal with a concession for the new buyer to install one"
X Link 2026-02-08T01:15Z [----] followers, [--] engagements
"@RealtorMambuca Yep both are great from a cashflow standpoint but would recommend wholesaling starting out unless the person had at least 60-75k to play with (in my market of Atlanta)"
X Link 2026-02-08T12:51Z [----] followers, [--] engagements
"@KevinDureiko Brokering hard money loans is another great cashflow strategy. We do that too on the wholesale deals we sell. Great way horizontally integrate"
X Link 2026-02-08T12:55Z [----] followers, [--] engagements
"@theficouple Whoever says $1M a year is normal is completely out of touch. Ive made that 3x in my 10yr real estate investing career. Can count on one hand how many people in my industry in my immediate circle make that"
X Link 2026-02-08T13:04Z [----] followers, [---] engagements
"@houseflipperny 99%"
X Link 2026-02-08T20:54Z [----] followers, [--] engagements
"@MichaelFichman Why do you say that"
X Link 2026-02-10T00:07Z [----] followers, [---] engagements
"So important. Would tell my sales agents to do this same thing with investors at initial meeting before getting added to our system. When only one decision maker would come to the meeting always dealt with pushback from other decision maker when it came to actually buying a deal. https://twitter.com/i/web/status/2021022065000587500 https://twitter.com/i/web/status/2021022065000587500"
X Link 2026-02-10T00:43Z [----] followers, [--] engagements
"@LivingInNorthGa Typically the ones who have built up a sizable operation sourcing off market properties for investors have built their own brokerage setup like a Mark Spain"
X Link 2026-02-10T00:44Z [----] followers, [---] engagements
"@ikehobbs Learned this lesson after losing $220K in a Ponzi scheme 😅"
X Link 2026-02-10T01:02Z [----] followers, [---] engagements
"@FLHomeOptions They most definitely shop rate and terms. I am just very competitive and have the benefit of being a small time private lender that doesnt make them have to jump through as many hoops which a lot of these guys like"
X Link 2026-02-10T12:01Z [----] followers, [--] engagements
"@GenZMultifamily Can make a very healthy monthly cashflow but retire Probably not unless youre down to live a middle to upper-middle class lifestyle. Not what I want"
X Link 2026-02-10T22:19Z [----] followers, [---] engagements
"@Stemulite23 Sure on this one deal but I way outperform the S&P when you account for all the flips I do in a year"
X Link 2026-02-12T13:15Z [----] followers, [--] engagements
"4 years ago my wife and I bought this house as a primary residence for $2.65M. At the time we were netting about $120K per month and had been doing that consistently for quite a while. We had more cash than we knew what to do with so putting down 25% and taking on the mortgage payment felt very comfortable. Back then every long-term financial decision went through the same filter: Even if our income dropped by X% are we still totally fine That framework gave us confidence. But in hindsight I underestimated how much of our income was tied to things we didnt fully control. Over the past [--] years"
X Link 2026-02-01T13:00Z [----] followers, 1.9M engagements
"One thing I learned a few years ago: Shooting for top of market on flips is not always the smartest play. Sure it looks great on social media. HGTV-style renovations. High-end finishes everywhere. But if youre operating in the first-time homebuyer price point just getting the house clean and move-in ready is often the better move. I used to renovate every flip to the top of the market. Now I do this way more often: Simpler rehabs Middle-of-market pricing Way less headache. And usually the same profit sometimes even more. Flashy doesnt equal smart"
X Link 2026-02-05T13:00Z [----] followers, [----] engagements
"@N8RealEstate Wised up and figured your real value was underwriting and buying more discounted deals. Awesome stuff brother"
X Link 2026-02-13T01:28Z [----] followers, [--] engagements
"Hard money lender: Were going to need to extend closing a few days. Borrower: Why Were two weeks into this deal and youve had everything for a week. HML: Its still in underwriting. This happens all the time. And lenders act like extending is no big deal. But heres the real risk: Seller has a higher backup offer and wants the deal to fall apart Buyer loses their earnest money Deal dead. Buyer screwed. Yessometimes borrowers are slow with docs. Yessometimes title causes delays. But lets be honest: A lot of times its the hard money lender. When I lend: If I have borrower docs + clear title I can"
X Link 2026-01-31T13:25Z [----] followers, [----] engagements
"Bought a property at a foreclosure auction once that turned into an expensive lesson. It was a condo in a complex where one investment company was aggressively buying units for $120K$150K. Recent comps. Multiple sales. Felt solid. I win the auction at $70K thinking I just locked up an easy $40K+. I reach out asking $140K. They come back at $90K. I push back using their own recent purchases. They basically tell me to pound sand. I say not interested assuming theyll come back in a couple weeks. They dont. I explore flipping or holdingneither makes sense. Weeks later I circle back and say Ill"
X Link 2026-02-04T22:01Z [----] followers, [----] engagements
"Wholesalers get a bad rap for taking advantage of distressed sellers. Heres my take. If wholesalers disappeared tomorrow 90%+ of flippers would take a massive hit to deal flow. Yes you can buy off the MLS. But personally Id lose out on most from increased competition of them being listed. Yes you can do direct-to-seller marketing. But thats an entirely separate business with its own costs systems and headaches. Wholesalers fill that gap. Are there bad apples in wholesaling Absolutely. But there are bad apples in every lane: flippers developers landlords agents lenders etc. Wholesalers provide"
X Link 2026-02-05T17:00Z [----] followers, [----] engagements
"If you buy fixer-uppers its just a matter of time before your car gets infested with fleas. Bought a foreclosure once. Walked it after winning the bidno issues. Came back for a second walk Didnt realize fleas were all over my legs until I was back in my car. Fun fact I learned from that experience: Flea eggs can lay dormant for YEARS. Vibrations = host detected they hatch. Ever since then: Quick check before getting in my car after walking a disgusting property Flea spray lives in my car"
X Link 2026-02-05T22:00Z [----] followers, [----] engagements
"I just fired my property manager. They werent adding enough value anymore. After [---] years working together I finally pulled the plug and switched to full self-management. If youre thinking about self-managing here are [--] things you absolutely need to do it right: 1) A local agent who specializes in tenant placement. Pick someone whos been around the block and knows all the tricks professional tenants use (fake paystubs/bank statements/rental history). I still give final approval but my agent handles most of the screening legwork. 2) A strong vendor list. Two vendors handle 90% of my"
X Link 2026-02-06T17:00Z [----] followers, [----] engagements
"If a deal is a light cosmetic flip I can wholesale for $10K or take down and flip for $30K Im flipping it myself nearly every time. Same deal. A little more work. [--] the profit"
X Link 2026-02-06T22:00Z [----] followers, [----] engagements
"Most money Ive ever made in a 3-month stretch: $794000 gross. $686K from [--] wholesale deals (no marketing spend) $108K from [--] flip This is why scaling wholesaling has always appealed to me more than scaling flipping. With flips every house is different: different repairs timelines budgets surprises and risk. With wholesaling it was much easier to build a machine. I trained acquisition and disposition agents to consistently find and move deals. Yes wholesaling has its annoyances. But its lower risk less capital intensive and far more scalable. Theres a reason far more investors have built"
X Link 2026-02-08T13:00Z [----] followers, [----] engagements
"Owning your own businesswhen its built the right waybuys you a level of freedom most W2 jobs never will. Vacations when you want Half days on Fridays Lunch with the wifey in the middle of the week Are there seasons where I have to work too many hours to take advantage of all those freedoms For sure. But theyre seasons not permanent situations. Thats why I love being my own boss"
X Link 2026-02-08T18:07Z [----] followers, [----] engagements
"Needed a new roof on a flip I just wrapped up. Called my usual roofer. He quoted $110/square (labor only). Its been about three years since Ive had to replace an entire roof but jobs I did with him from late 2020early [----] were $65$75/square. $110/square felt too steep even with costs going up. So I asked around and got referred to another roofer. He checked out the job and said he could do $75/square. Hired him. Materials + dumpster delivered. Crew knocked it out in one day. Lesson: You cannot get lazy with your subs. Costs move. Crews change. Your go-to guys get busy and/or raise prices. If"
X Link 2026-02-09T13:01Z [----] followers, 18.5K engagements
"I lend private money on fix and flips in my market. Im very selective on who I work with because Im not chasing max yield. Im chasing consistent returns with minimal headache. I intentionally charge low interest and origination because I want to attract the best operators"
X Link 2026-02-09T17:00Z [----] followers, [----] engagements
"I hear investors say this all the time: I only wholesale. I dont wholesale. I actually buy and flip. That mindset is exactly why most of them never crack [--] figures. You cant rely on one exit strategy in this business. Deals dont care about your ego. If I was too proud to wholesale because I only want to be the end buyer Id leave hundreds of thousands on the table every year. The goal isnt to pick a lane and defend it. Its to extract maximum value from every deal"
X Link 2026-02-10T17:28Z [----] followers, [----] engagements
"If youre debating new cabinets vs refinishing or whether to rip out the fiberglass shower for tile dont guess. Pull recent comps at the price point youre targeting. See exactly what those houses have. Then copy it. Dont reinvent the wheel when the data is right in front of you"
X Link 2026-02-10T22:00Z [----] followers, [----] engagements
"@TheJSantiago Thank God for people who live like this"
X Link 2026-02-10T23:45Z [----] followers, [--] engagements
"@theficouple Much easier to find cashflowing real estate compared to major metros like Im in in Atlanta"
X Link 2026-02-11T00:25Z [----] followers, [----] engagements
"@theficouple 401k IRA"
X Link 2026-02-11T00:25Z [----] followers, [--] engagements
"If I had to start over from scratch as a real estate wholesaler Id focus on one thing: Agent outreach. Direct-to-seller marketing is what everyone preachesbut its a beast. High spend and hundreds of conversations just to land one deal. By working with agents youre tapping into multiple marketing funnels that are already running on someone elses dime. Will the fees be smaller Usually yes. But no massive marketing budget. No endless seller calls. Much faster conversion cycles. Lower profits. But much lower friction. That tradeoff wins earlyevery time"
X Link 2026-02-11T13:00Z [----] followers, [----] engagements
"Credit score doesnt tell you how a tenant will treat your property. Walking their current residence does. I recently started having my leasing agent meet applicants at their existing home to sign the lease before final approval. I picked this up from a Section [--] guy I follow on IG but he never explained how he actually implemented itso I tested it myself. Heres whats working: After income credit criminal and rental history are verifiedand were ready to move forwardwe schedule the lease signing at their current residence. This expectation is communicated up front before they ever spend money"
X Link 2026-02-11T17:00Z [----] followers, [----] engagements
"@RBartNY Yep so nice not to have to talk to the seller and have somebody else handle that"
X Link 2026-02-11T23:31Z [----] followers, [--] engagements
"@HalfFeeLee Thought I was going to make closer to 75k on it. If I wouldve sold it for 825k within a month or so of being listed I wouldve made that. Just got crushed with holding costs. Even if I only made 40k wouldve called it a good deal for the relatively light rehab"
X Link 2026-02-11T23:48Z [----] followers, [--] engagements
"@will_labovick Yeah this is more for advanced investors which is why I said its difficult for people to break 7-figure mark only using one exit strategy"
X Link 2026-02-12T00:07Z [----] followers, [--] engagements
"@RBartNY Totally agree. Made a lot of money buying off the MLS over the years"
X Link 2026-02-12T00:10Z [----] followers, [--] engagements
"@David19050367 Yep if they do a new kitchen and master new fixtures and light landscaping could easily be worth $1M"
X Link 2026-02-12T00:39Z [----] followers, [---] engagements
"@Robert_Simon_ For sure Curb appeal on this one was top notch"
X Link 2026-02-12T00:41Z [----] followers, [----] engagements
"Agreed with all this would just opt for Roth 401k over IRA. IRAs have way lower annual contribution limits compared to 401ks. Annual limit with an IRA is $7000 if you're under [--] whereas 401k max between employee and employer profit-sharing is $70000 under [--]. IRAs also are subject to UDFI (unrelated debt-financed income) while 401ks aren'tthis is where you invest your IRA funds into a project using debt which makes the percentage funded by debt taxable to your IRA. And then with one prohibited transaction (even unintentional) your whole IRA account becomes disqualified making it subject to"
X Link 2026-02-12T00:57Z [----] followers, [---] engagements
"@Joe_K__ Dont have all the figures in front of me right now so will have to get back to you. But was probably 50k just with interior/exterior paint and HVAC alone"
X Link 2026-02-12T01:16Z [----] followers, [---] engagements
"If youre broke and trying to get into real estate stop obsessing over passive income. Youre broke. You dont need $200$400/month from a rental. You need cash now. Go wholesale. Make $10K$20K per deal. Do that a few times until youve stacked enough cash to take down a flip when a good one comes along and make $30K$50K. The mistake beginners make is trying to skip steps. First Build an active income machine that prints cash. Then: Take the excess and deploy it into passive investments. Cash flow first. Passive later. https://twitter.com/i/web/status/2020301756752592992"
X Link 2026-02-08T01:00Z [----] followers, [----] engagements
"@thmindustriesre Such a baller deal. How in the world did you get a bank to be that dumb to accept that low of a priceThis wouldve easily sold in my market for like 365K with those numbers"
X Link 2026-02-08T20:06Z [----] followers, [--] engagements
"Last year I averaged $30001 net profit per flip sold. Some context: Avg sales price: $333133 Avg rehab: $29350 My baseline net profit target for a typical cosmetic flip in my market is $30000. Ill buy almost any flip that fits that metric within [--] miles of Atlanta. If the rehab starts getting more involved I usually want a higher net. Worth noting: I save 23% on sale costs by listing myself I save 1020% on rehab by not using a GC I save on holding costs by having cheaper money than most Just sharing real numbers. https://twitter.com/i/web/status/2020981076152418421"
X Link 2026-02-09T22:00Z [----] followers, [----] engagements
"Hybrid hard coat. Has the foam backing like synthetic does but instead of a mesh screen between the foam and the base stucco layer like you see with synthetic there's a wire thatch material in between the foam and base stucco layer which gives it more of the concrete feel like you see with regular hardcoat. People were fine with this"
X Link 2026-02-12T13:03Z [----] followers, [--] engagements
"When a seller says: Ill take your offer. Just send the contract and Ill sign it when I get back in town. Your instinct is to say: Great When should I follow up Stop right there. Thats the amateur move. When a seller stalls like this you need urgency without pressure. The best way Ive found Create a good cop/bad cop scenario. Heres exactly what to say: So heres the dealI had to pull some strings to get this price approved by my finance manager. If we wait a few more days he may reduce the offer or pull it completely since were also looking at another property. I do have approval at this price"
X Link 2026-02-10T13:00Z [----] followers, 20.7K engagements
"For the past year Ive been wanting to ditch my HVAC guy Ive used for the last [--] years. Not because he does bad work. Hes a good dude very knowledgeable and does quality installs. But the communication fell off hard. Constant follow-ups just to get him out. Was driving me crazy each time I had to use him. Finally pulled the plug and got referred to someone else. Way less headache. More responsive. And cheaper. Just installed two new 2-ton Goodman systems for $9000 (materials + labor). My old guy wouldve been around $13000 for the same job. Lesson: Subs are good til theyre not. Cant get"
X Link 2026-02-12T22:00Z [----] followers, [----] engagements
"@theficouple These type of deals typically need rehab though at least from what Ive seen. If youre using a loan to buy them usually HM flip loan then cash out refi with DSCR or conventional mortgage"
X Link 2026-02-13T01:30Z [----] followers, [---] engagements
"Not sure if I wouldve leased immediately starting at $1695. There was an identical comp as me that leased for $2100 so I was already much lower just after a few weeks of being listed. Past year or so Atlanta real estate market (at least affordable areas I own in) has been super soft. DOM are super high across the board. https://twitter.com/i/web/status/2017247903199183036 https://twitter.com/i/web/status/2017247903199183036"
X Link 2026-01-30T14:45Z [----] followers, [---] engagements
"@rising_crust Not a bad idea for reducing amount of turns that are expensive"
X Link 2026-01-30T22:16Z [----] followers, [--] engagements
"@rei_chronicles Always wanted a Patek more. Just not at that level yet lol"
X Link 2026-01-30T22:20Z [----] followers, [---] engagements
"@theficouple Maybe millionaires. But people who make a million per year Very few employees achieve that level of income. And even the ones who do get taxes like crazy bc theyre making it in the wrong cashflow quadrant"
X Link 2026-01-30T22:44Z [----] followers, [---] engagements
"@N8RealEstate Solid. Thats what I aim for as a baseline on most of my flips assuming not larger/gut rehabs. Get [--] of those selling each month plus a wholesale deal or two and got yourself a nice little cashflow machine to filter into more rentals"
X Link 2026-01-31T02:23Z [----] followers, [--] engagements
"@realEstateTrent @CREXinc Rule of [-----] hours to achieve mastery. [--] years is a lot can probably expedite down to 4-5 years if you pick the right vehicle and grind. Real money is obviously subjective but I got to 7-figure net in a year at Year [--] in real estate"
X Link 2026-01-31T16:00Z [----] followers, [---] engagements
"Selfishly would love for rates to drop bc Ill make so much more money with my flipping and wholesaling business in the short-term. Removing my bias really want to be careful about tackling this inflation issue and working on solving the home affordability crisis by address major core issues like labor/material prices long zoning/permitting timelines insurance/property taxes etc. https://twitter.com/i/web/status/2017677508406137186 https://twitter.com/i/web/status/2017677508406137186"
X Link 2026-01-31T19:12Z [----] followers, [---] engagements
"@LivingInNorthGa Agents and their ARVs 🤦♂"
X Link 2026-01-31T19:23Z [----] followers, [---] engagements
"@connorclift35 Theyre reaching out to their institutional buyers at this point Thought that was after the loan closed when they sell the paper. Or if youre talking about the white label lenders waiting on the actual lender to respond yep 100%"
X Link 2026-01-31T22:28Z [----] followers, [---] engagements
"@theficouple Letter of resignation sitting on my boss desk next day if I got this email"
X Link 2026-01-31T23:00Z [----] followers, [---] engagements
"@CalThrills @theficouple Robert Kiyosakis Cashflow quadrant. Employees are at a significant disadvantage from a tax perspective compared to business owners"
X Link 2026-02-01T01:02Z [----] followers, [--] engagements
"@joeknowsthemrkt I consider it wholesaling if youre actually contracting the deal and then assigning it or double closing. Everyone else is just a bird dog or agent"
X Link 2026-01-17T19:19Z [----] followers, [--] engagements
"Had a situation recently with a wholesaler. He sent me a deal asking $219k. After I quickly ran it I told him Id probably be at $210k. He said he had too much interest to come off $219k. I told him no problem Id send my field guy to see if I could make $219k work. Field guy sends the report back. Confirms what I thought. I need to be at $210k. I text him saying I need to stick at $210k. He responds that wont work. I text back saying no problem and that the $210k offer is on the table until noon the next day. Thats when he gets annoyed. I tried to calmly explain that me putting an expiration"
X Link 2026-01-23T22:00Z [----] followers, 12.1K engagements
"Very few flippers have what it takes to be a good wholesaler. Much more common to see a wholesaler whos also a good flipper"
X Link 2026-01-24T13:01Z [----] followers, [----] engagements
"Great article on how to structure deals that can cashflow even in todays high-interest competitive environment. https://t.co/QJmBN6iAd1 https://t.co/QJmBN6iAd1"
X Link 2026-01-24T18:58Z [----] followers, [----] engagements
"@realest Hopefully hundreds of thousands in gains. Well see when we list in a couple months. Not a great market to sell in right now. But yes totally agree 👌"
X Link 2026-02-01T15:31Z [----] followers, 38K engagements
"@DavisFlanagan Yes probably going to buy a 6000sf house for $1.5M"
X Link 2026-02-01T15:33Z [----] followers, 10.6K engagements
"One of the most sought-after neighborhoods in in-town Atlanta with a lot of sales happening off market. The 2-car garage was definitely a negative but gameplan was to get a variance to build a pool outdoor living area and 3rd car garage off the existing 2-car. We did get the variance but now packaging it together with the sale. https://twitter.com/i/web/status/2017985067914555815 https://twitter.com/i/web/status/2017985067914555815"
X Link 2026-02-01T15:35Z [----] followers, 10K engagements
"@okiesmo Thats awesome Not going to be anywhere close to 2x on this but hopefully will have a couple hundred thousands in gains after selling costs (which will really just cover all the interest we spent over the [--] years)"
X Link 2026-02-01T15:37Z [----] followers, 12.1K engagements
"@CraigSwann1 Going to miss it thats for sure"
X Link 2026-02-01T20:17Z [----] followers, [----] engagements
"@MOFO_Finance There are most definitely bad players out there in the wholesale space. Just like there are in the flipper developer lender etc space. A lot of the bad rap wholesaling gets is bc of those bad apples. Its a very needed element to the residential real estate investing industry"
X Link 2026-02-02T00:12Z [----] followers, [---] engagements
"Thank you. Wouldnt sell if I had the money. Just got priced out of the house. The house could easily be worth $4.5M after a pool + outdoor living + 3rd garage was added along with more interior renovations. Cutting ties with it downsizing slightly and buying all cash to get rid of a mortgage. https://twitter.com/i/web/status/2018116397637771709 https://twitter.com/i/web/status/2018116397637771709"
X Link 2026-02-02T00:16Z [----] followers, [--] engagements
"If you can sell and downsize to something more affordable. Maybe even rent (not a bad idea in todays environment). Pay off highest interest credit account first and then go to next highest and keep going til all credit is paid off. Try your best to live on 60% of your income. Easier said than done but if you do all that for few years youll be in a much more comfortable position. https://twitter.com/i/web/status/2018124674119487707 https://twitter.com/i/web/status/2018124674119487707"
X Link 2026-02-02T00:49Z [----] followers, [---] engagements
"@cryptomania25 Wouldnt say we were just winging it. Thought we were being very rational. Making that much per month out this debt obligation at less than 13% DTI. Significantly less than most Americans spend on their primaries"
X Link 2026-02-02T11:09Z [----] followers, [--] engagements
"@photo_bb No its way down. Same with flipping lending traditional Realtor etc. Were seeing the lowest transactions being done nationwide per capita since late 70s"
X Link 2026-02-02T14:30Z [----] followers, [--] engagements
"If you count your money before the deal is closed and disbursed youre setting yourself up for disappointment"
X Link 2026-02-02T17:00Z [----] followers, [----] engagements
"@VisionCraft007 So true. Going to focus much more heavily on purchasing more real estate to rent out to have cashflow coming in from other avenues other than just from my business"
X Link 2026-02-02T17:56Z [----] followers, [---] engagements
"@AlanSladen What state is that First time hearing that"
X Link 2026-02-03T00:13Z [----] followers, [---] engagements
"@GenZMultifamily Looking to get more into this side of real estate for this exact reason. Flipping and wholesaling are awesome for cashflow and never planning on stopping them but 100% want to put more emphasis on this going forward"
X Link 2026-02-03T00:33Z [----] followers, [--] engagements
"@GenZMultifamily Still resonates bc so many people going into buying SFR rentals thinking its the key to cashflow. SFR rarely cashflow after you back out all the tenant turns vacancies eviction costs etc. Ive always bought SFR for appreciation"
X Link 2026-02-03T00:41Z [----] followers, [---] engagements
"@REExchangor @GenZMultifamily If you sell in markets like OH where cashflow exists definitely interested"
X Link 2026-02-03T01:17Z [----] followers, [--] engagements
"Listing agents who say No blind offers after their listing has been sitting for a month+ are a joke. I get it more so in the first couple weeks. Plenty of rookie investors will overpay because they cant accurately estimate their rehab costs off pics. But once its been sitting for a month or more If I tie up your property with a [--] day due diligence period the worst-case scenario is I terminate. and youre right back where you already are: with a listing that isnt moving"
X Link 2026-02-03T17:00Z [----] followers, [----] engagements
"@MichaelFichman Wish I could say theres so much inventory out there in my market (Atlanta) but not the case. Saw a stat recently that were seeing lowest residential transaction volume per capita nationwide since late 1970s"
X Link 2026-02-03T20:00Z [----] followers, [--] engagements
"@MichaelFichman Anything 50ish mile radius of Atlanta. Wholesalers agents and MLS. No DTS"
X Link 2026-02-03T20:13Z [----] followers, [--] engagements
"The tweet was more so talking about listings that have been sitting for over a month. If youre throwing away offers with due diligence periods when youve been on market for 30+ days I think youre dumb. If I had a zero DD offer and an offer with DD both at the same price Im obviously going to take the zero DD offer. Not relevant to the tweet though. https://twitter.com/i/web/status/2018801851991278063 https://twitter.com/i/web/status/2018801851991278063"
X Link 2026-02-03T21:40Z [----] followers, [--] engagements
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