For people ready to go all in on buying, flipping, and holding real estate in Central Arkansas. How deals are really found, how to run the numbers, who belongs on your team, and how we work together.
Search HomesCall ChaseThe 70% rule is a first filter. It saves about 30% of the after-repair value (ARV) for closing costs on both ends, holding costs, selling costs, and your profit.
Example numbers. Change any box to test a deal.
Pad every rehab budget with a 10–15% contingency. Foundations, sewer lines, electrical panels, and roofs are the budget-killers. Inspect all four before you close.
Tell everyone, clearly and often: "We buy houses that need work: as-is, quick close, no repairs." Church, friends, business contacts, retirees, landlords. This channel costs nothing and earns the most trust.
Probate and estate attorneys, divorce attorneys, CPAs, financial planners, insurance agents, and contractors all meet people with a house problem before any Realtor does. Take one to lunch every week.
Send many fast, as-is, below-list offers on stale listings (60+ days on market, price cuts, estate sales) and follow up only where the listing Realtor engages. Software makes this nearly automatic. See Tools.
Log distressed houses in your target neighborhoods: overgrown yards, boarded windows, tarps on roofs. Look up the owner, then send a letter or handwritten note, or knock on the door.
Long-time and out-of-state rental owners are often ready to sell, sometimes a whole package at once.
Wholesaling is legal in Arkansas. Get on every local wholesaler's buyer list and join the investor groups where deals get posted. Never trust a wholesaler's ARV or repair estimate. Send every deal to us for comps first.
Probate filings, code violations, pre-foreclosures, and tax-delinquent parcels (auctioned through the Arkansas Commissioner of State Lands). Auction.com and HUD homes can be deals too, once you have a system.
As licensed Realtors, we owe duties to the public and to our clients that private buyers don't. That's why this partnership works best when each side does what it's positioned to do.
Purchases through us are handled under a written buyer agreement. Any compensation we receive from any party is disclosed to you in writing.
Line these up before the first deal. Tell them Rackley sent you.
Arkansas Federal Credit Union
Your local lending relationship. Start here for pre-approval, proof of funds, and a conversation about purchase, rehab, and rental financing.
Easy Street Capital · Kiavi · Lima One Capital
Fast, asset-based loans that fund both purchase and rehab, plus DSCR rental loans that qualify on the property's rent instead of your income. They cost more than a bank, so use them for speed and scale.
Attorney's Title Group · Real estate attorney & owner
Attorney-owned title company. A real estate attorney at the closing table protects you on every purchase, sale, and assignment.
Campbell, Grooms & Spaulding, PLLC
For work beyond the closing table: contracts, construction disputes, leases, and business litigation.
Liberton Home Repairs
Your first call for repairs and make-ready work while you build your own bench of subcontractors.
Carpentry · Remodels · Decks
A contractor we use on our own renovation projects, with itemized material and labor bids.
TC Repair & Construction
A residential general contractor for repairs and full renovation scopes.
Elite Roofing & Rehab
A licensed general contractor who handles roofing and remodeling under one roof. That's a big help when the roof is part of the rehab.
Sterling Home Inspections
Inspect every purchase, especially as-is deals. His report sets your rehab budget and your negotiation.
Shelter Insurance
Coverage built for investors: vacant-property or builder's risk while you renovate, and landlord policies once a property is rented. Call him before you close on your first purchase.
Enterprise Accounting Partners · CEO
Meet with him before your first purchase to set up your entity, plan taxes on flip income vs. rental income, and get bookkeeping in place from day one.
Leasing · Rent collection · Maintenance
When a flip becomes a hold, or you buy to rent, we manage it for 15% of rent collected.
Save searches for stale, as-is, and price-reduced listings in your buy box and get alerts the moment something hits. MLS access comes through us.
The investor's database: owner lookup, equity, pre-foreclosures, vacancy, tax delinquency, skip tracing, and marketing lists.
Driving for dollars in an app: snap a photo, get the owner, send a letter from your phone.
Offer-at-volume software for listed properties. It sends many fast below-list offers, starts the conversations, and surfaces the listings where the seller is flexible.
Pre-foreclosure, FSBO, and expired-listing leads with phone numbers and a built-in dialer. Follow Do Not Call rules.
Local investor meetings, where wholesalers, lenders, and contractors show up, plus the largest investor forum and calculators online.
Read these in order. The first book gives you the mindset, and each one after it adds a skill you'll use on real deals.
Gary Keller
How long-term wealth gets built through real estate, and the criteria that separate good deals from busy work.
J Scott
The complete flip playbook, from finding the deal to selling the finished house.
J Scott
Walk a house and price the work within a few thousand dollars. This is where flips are won or lost.
J Scott, Mark Ferguson & Carol Scott
How to make low offers without burning bridges, and how to hold your number.
David Greene
How a well-bought flip turns into a rental that pays for the next deal.
Brandon Turner
How to evaluate, finance, and manage rentals so a hold works for you.
Send the address and we will run the comps and the after-repair value before you offer.
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