Wendell’s Weekly Wins and Whiffs

Welcome to Wendell’s Weekly Wins & Whiffs — your front-row seat to the real estate rollercoaster, complete with high-fives and facepalms. Every week, I’ll peel back the curtain on life as an active investor: the triumphs, the flops, and the lessons that hit harder than a surprise plumbing leak. Whether it's a flip that exceeded expectations or a deal that tested my sanity, you'll get the real, unfiltered scoop to sharpen your own investing edge.

Author

Wendell Butler
August 21, 2025

🏆 THIS WEEK'S WIN – A Year in the Making!

Big milestone this week for Tide & Timber Ventures LLC — we finally closed on a fix-and-flip project we’ve been chasing for almost a year! The longest it’s ever taken us to get to the closing table… maybe not a record worth bragging about, but a win’s a win — and we’ll take it.

This one came with plenty of “adventure.” The sellers were, let’s just say, colorful characters — unpredictable, erratic, and constantly throwing curveballs our way. Some days it felt like we were negotiating a house, other days it felt like we were starring in a reality TV show. But after countless delays and more plot twists than a Netflix drama, persistence and patience got it done.

The best part? The deal’s finally ours, and this property has serious upside. We can’t wait to roll up our sleeves, turn the chaos into a clean slate, and create something the neighborhood will be proud of.

Real estate isn’t always pretty — sometimes it’s messy, slow, and full of hurdles. But this project is proof that discipline, grit, and a little humor can carry you through. It may have taken nearly a year to land, but it’s just the beginning of what’s ahead for Tide & Timber.

💨 This Week’s Whiffs – Lending Curveballs…

If last week’s theme was “hurry up and wait,” this week's theme was more like “plot twist at the eleventh hour.”

We were set to close on a package deal — a fix-and-flip and a piece of land for a new build — when our hard money lender’s loan setup suddenly went sideways. They had originally advised us to structure the transaction one way, but at the finish line it backfired, leaving us with leverage that looked… let’s just say, less than investor-friendly.

Not exactly the kind of surprise you want when you’re about to wire a big chunk of cash.

So I had to dust off my old lender hat and jump back into problem-solving mode with our loan officer. After a lot of back-and-forth, some loan gymnastics, and a little creativity, we managed to customize the structure and carve out a path that made the deal work. It was either that, or lock ourselves into ugly leverage that didn’t line up with what we’d been crystal clear about from day one.

The silver lining? Deals like this are why experience matters. Real estate isn’t just about finding properties — it’s about navigating the landmines, adapting when things go sideways, and getting across the finish line with terms that set you up to win.

🎯 TACTICAL TIP OF THE WEEK: Nail Your ARV in a Turning Market

If there’s one number that can make or break your deal right now, it’s your After Repair Value (ARV).

We’re in a market that’s shifting fast — what felt like a strong seller’s market six months ago is quickly tipping into buyer’s market territory. That means yesterday’s comps don’t automatically equal tomorrow’s value.

Here’s how to keep your ARV bulletproof:

  • Don’t just look back — look forward. Comps are trailing indicators. Layer in what inventory is doing right now (days on market, price reductions) to predict where values are headed.

  • Stress test your numbers. Run your deal assuming a 5–10% drop in ARV. If it still works, you’re insulated. If it doesn’t… walk away or renegotiate.

  • Work with investor-friendly agents. They’re the first to feel the pulse of shifting buyer demand and can keep you from overestimating.

  • Update ARVs often. A deal you underwrote in March might look very different in August. Always recheck before you commit funds.

The takeaway: In a turning market, profit is locked in at purchase, not at sale. Nail the ARV with discipline and caution, and you’ll protect yourself while others overpay.

🔦 FROM THE FIELD: The Septic Surprise

You think you’ve got a rehab budget dialed in… until you pop the lid on a septic tank.

This week, during due diligence on a property, we discovered the septic system wasn’t just outdated — it was failing. Cue the dollar signs. Unlike cosmetic fixes, septic issues can swing from “manageable” to “massive budget buster” in a heartbeat. Replacement systems, drain field repairs, permitting delays — all of it adds cost and time you don’t always see coming.

Why this matters: Septic systems are underground wild cards. A perfectly fine-looking house can be hiding a $20K+ problem in the backyard. And unlike a missing appliance or a leaky roof, you can’t just run to Home Depot for a quick fix.

Pro tip:

  • Always get a septic inspection if you’re dealing with a property off city sewer.

  • Budget conservatively — assume repairs will cost more than the report suggests.

  • Build in extra holding time for permitting delays.

In our case, the numbers still could work, but only if we padded expenses heavily. And that’s exactly why we normally avoid septic properties altogether — unless we can bake in a lot of conservative expenses just in case.

🎤 FINAL WORD

Some weeks you’re closing with a high-five; other weeks you’re juggling appraisals, lenders, and a mystery septic map that predates Wi-Fi. That’s the game. Markets turn, ARVs shift, timelines wobble — but the pros keep moving.

Control what you can: tight underwriting, relentless follow-up, clear communication, and creative problem-solving. Say no when the numbers don’t sing, and swing hard when they do. Profit’s made at the purchase, protected by discipline, and compounded by consistency.

Keep walking properties. Keep asking better questions. Keep stacking small wins — because experience isn’t taught; it’s earned in the mess.

See you in the field,