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Sheboygan 2 bedroom

A lot has happened since my last post here, but I will save that for a future post.

This will make a great home for someone.

For now I will show you my latest rental rehab, the Sheboygan 2 bedroom. Here are some before and after pics.

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The awesome power of water!

Yesterday we found a major burst in PEX, freeze damage in foreclosures is quite common here,  today while the guys from Otter Rapids Construction were shingling the roof , I played plumber again,  here is what I found.
Pretty much consumed my day, so now I am behind on demo, no big deal yet, maybe we can make it up somewhere.

And the ceiling light. I eliminated the cord and plug dining room light, and put in a box, as well as fished new Romex to it, this is the best way I have discovered to do it on there type homes.




Flip #21  Longhouse Day 1

First days are always full of surprises, this one was no exception,  had a first, I have seen a lot of freeze damage, but never this. 

I have never come across burst PEX, this is Type A, I have been considering switching over from type C, but am now reconsidering.

The other project of the day, is to eliminate the cord and plug dining area light, and run the power in the ceiling, I’m mostly done, will update pictures when done.

Elcho #2

Elcho is a really small town in Northern Wisconsin, they have 1 gas station, a seasonal Ice Cream Shop, a Building supply, a couple restaurants, general store, and a school, somehow I ended up buying another property there today at Sheriff Sale, I went for better quality and spent a little more on the house. only a few minor things to do and it will be ready for a great tenant.   Here are some Photos:

Here are the interior pics

 

The Next FLIP Longhouse

IMG_1112

We were winning bidder today at Sheriff Sale, nice Country Subdivision just West of Minocqua WI, It should be a fun flip, a few projects, but not too much crazy, biggest project will be the kitchen, haven’t done one in a while, looking forward to Hickory Cabinets!!!

as you can see we have a few projects, but mostly finish things already started, and one tub/shower to replace, unless that color is all the rage today?

When done we will have a 3 bed 2 full bath home around 1600 sq ft with  car garage, on a nice size lot, just minutes away from Vacation Land, Oh and the buyer can join the association and have lake access with boat slip, and all the amenities the club has to offer.

The Tale of a Troubled Toilet

We live in Northern Wisconsin, where it gets quite cold, this can cause problems, especially when a house is vacant, you trust that the furnace is working, and that the snowplow didn’t chuck a piece of ice through a window. Well, at the Woodruff house, we are in the Marketing stage for a Great Tenant, my property manager showed it the other night, and called m to say it was quite cold in the house, I almost couldn’t sleep that night thinking about what went wrong, we just put a new furnace in, and the place is rehabbed, the potential of water damage is minimised because we shut the water supply valve when we are not there.

The next morning, I got the kids on the bus, and off I go to see whats up, ye it was cold in the house, we had several days below zero, frost on the inside of the windows, I was nervous about damage.  after a quick Diagnosis, I found a blown fuse fuse at the switch on the furnace, my mistake when installing the furnace, I never looked at the fuse size, apparently 5 Amp is not enough to run this furnace rated to be protected at 15 Amps.

fuse

So now Heat is on, and off to make sure everything is ok, well… Slush came out of the sink faucet, and when I flushed the toilet crystals formed in the bowl, AH JUST IN TIME!!! So I thought.

I have a slight drip off the back of the toilet, ok its a new toilet so lets see, everything looks ok, I pull the tank, get some new bolts and seals, still leaks, I don’t want to waste more time so off to ACE Hardware I go, pick up a new everything in one box toilet, and I’m off to the races until I pull the toilet and find this.

busted-flange

In all Honesty it was fine, my handyman had a repair collar on it, but I cracked the non broken side. So off to ACE I go again (its literally a block and a half away if you count going across the parking lot) to find repair flanges, usually i wouldn’t get so excited about a toilet flange, But what I found was well worth sharing. here it is the Hydroseat!!!
repair-flange-boxinstrictionswax-ringrepair-flange-installedbowl-installed

This solution was amazing!!! for $20 it will repair a really messed up flange, and make the toilet removeable without the need of a new wax ring in the future.

Oh and after further inspection, the old new toilet had a hairline crack in the tank, it may have been there a while, or the tank froze enough to cause it, eithr way, my total fix was a few hours and $100 so not the end of the world. Let this be a warning, if you let a house unoccupied for any amount of time, even when you go on vacation, close your valvea a stop gap to prevent a flood if a freeze up occurs, this could have caused way more damage, but we were lucky with this one.

 

 

First Flip of 2017 “The Tracy House”

front-from-west

It’s the Tracy House, because its on Tracy Street, not named for my sister.  This one was pretty straight forward, but I did learn a few things, its my 19th Flip house, and I seem to learn a little on every one, this time it was more about efficiency than construction, more on that later.

kitchen

In our market people dont tend to spend more for high end finishes, especially in town, so we did a basic kitchen makeover, new countertops, sink and faucet, appliances, light fixtures, and flooring, this floor was a little different than my usual, its a lock together like laminate, but its a vinyl product, it seems quite tough, and was on sale for $2.19/sq ft i think it came out well.

dining

livingroom

Several rooms like the living room here just needed a cleaning paint and a light fixture.

bath-up

the bathroom is plain, but clean, i would have liked to bling it out, but if i spent $3K on the bath, I wouldn’t get it back, so we painted the cabinets, replaced some shower parts, ran new base and case, and called it a day.

rec-room

Where this house shines it the basement, a huge rec room,

bar-area

with a wet bar and entertaining area,

basement-officebasement-bath

a den and an amazing new bathroom with a 44″ shower.

While the project was straight forward, it was going to be a time consuming effort, Got my Drywall guy Dennis owner of Rappenecker Drywall  going on the bathroom, my Painter Liz working on the colors, and i was working on the rest. Luckily for me my handyman/carpenter Bob owner of Otter Rapids Construction pointed out to me we were going into a cold spell, below zero for a week and asked if I had inside work, and I thought, well this will go faster with a great all around handy guy, so we kicked it hard!  what would have taken me 6-8 weeks we knocked out in 2.5 weeks, and it looks better than i could have hoped for!!!

So my lesson was don’t try to do everything yourself, a few dollars will speed your result, now I can move to a furnace in a future rental, flip #20 (the Willow House), and getting ready for March 15th when Corporate Taxes are Due.

 

 

 

Lead Paint and the USDA

Its been a year, and I’m finally done, last November I took ownership of a USDA foreclosure that had a restriction on deed for occupancy until a clearance of Lead Hazard was sent to the USDA and they release the restriction. We got a report that was about 1 1/2 inches thick of an inspection that tested almost ever surface of the house and garage. After Much work, a lot of learning, and post remediation testing, I got a call this morning from the USDA that they will be overnighting a Quitclaim Deed Removing the restriction.  This means we can rent it out, and start getting some of that investment back. Here are some pictures, its a 3 Bedroom 1 bath, with a huge yard, and a brick patio, it will be a fantastic home for someone.