Who is this Program For?
🛠️ Skilled Contractors - You have the tools and talent but lack the capital to buy the property. Turn your labor directly into equity without needing a down payment.
🚫 The "No-Loan" Investor - You want to start flipping without credit checks, banks, or mortgages. Bypass the bank approvals and start building wealth immediately.
💵 Cash-Ready Builders - You have cash for materials but can't qualify for traditional financing. Use your funds strictly for the rehab while we handle the acquisition costs.
💪 DIY Enthusiasts - You are ready to trade "sweat equity" and hard work for maximum profit. By managing the work yourself, you save on labor and boost your bottom line.
📈 Scaling Flippers - You want to do more deals by using our inventory instead of buying your own. Keep your capital liquid and double your project volume without doubling your risk.
Frequently Asked Questions
The Basics
1. What is the Repair to Flip program? It is a partnership model where JSTON Homes provides the property, and the partner provides the funds and labor for renovation. Profits are split 50/50 upon sale.
2. Who is this program for? It is designed for contractors, investors with capital but no credit, or anyone looking to get into flipping without acquiring a mortgage.
3. Do I need to buy the house from you? No. JSTON retains ownership of the property during the renovation. You are investing in the project, not buying the deed.
4. Do I need a real estate license? No, you do not need a license to partner with us on the renovation.
5. How do I get started? You start by paying an earnest deposit to secure your partnership on a specific property.
6. Is there a credit check? No. Since you aren't borrowing money from us or a bank, we do not run a credit check.
7. How long does the program last? The standard contract allows for up to 6 months to complete the renovation and list the property.
Financials & Costs
8. How much is the earnest deposit? The deposit amount varies by property but secures your exclusive right to renovate that specific home.
9. Who pays for the materials? The Partner is 100% responsible for the cost of all materials.
10. Who pays for the labor? The Partner is responsible for all labor costs, whether they do the work themselves or hire subcontractors.
11. Do I get my renovation money back before the split? Typically, renovation costs are reimbursed from the sale proceeds before the net profit is split, but check your specific contract terms.
12. Who pays the property taxes during the renovation? JSTON Homes generally maintains the property taxes and insurance on the structure, but this is defined in your specific agreement.
13. Are there any monthly fees? No, there are no monthly mortgage payments to JSTON.
14. What happens if the renovation costs go over budget? The Partner is responsible for managing the budget. Overages are covered by the Partner.
15. Can I use a loan to fund the repairs? Yes, how you source your renovation capital (savings, personal loan, private money) is up to you.
The Property & Renovations
16. What kind of properties are these? These are typically distressed properties, foreclosures, or homes requiring significant rehab.
17. Can I choose the property? Yes, you can select from our available inventory of distressed assets.
18. Can I live in the house while fixing it? Generally, no. These are construction sites and often not habitable during the process.
19. Who handles the permits? The Partner is responsible for pulling all necessary city or county permits for the work being done.
20. Can I do the work myself? Yes, "sweat equity" is encouraged as long as the work meets code and professional standards.
21. Do I have to use JSTON's contractors? No, you are free to bring your own crew or subcontractors.
22. What happens if the work isn't up to code? The property must pass inspection upon completion. You will be required to fix any code violations at your own expense.
23. Who decides on the design/finishes? While you manage the renovation, JSTON may provide guidelines on finishes (neutral colors, standard fixtures) to ensure the home sells quickly.
The Timeline
24. When does the 6-month clock start? The timeline begins the day the partnership agreement is signed and the deposit is paid.
25. What if I finish in 2 months? Great! We list the property sooner, and we both get paid faster.
26. What happens if I can't finish in 6 months? Failure to complete within the timeframe may result in penalties or dissolution of the partnership. Extensions are granted on a case-by-case basis.
27. Can I work on weekends and evenings? Yes, you have full access to the property to work on your own schedule.
The Sale & Profit
28. Who lists the house for sale? JSTON Homes (or our designated broker) handles the listing and marketing of the finished home.
29. Who sets the listing price? JSTON sets the listing price based on current market comparable (comps) and the quality of the renovation.
30. How is "Profit" calculated? Profit is typically calculated as: Final Sale Price minus (Original Base Value + Renovation Costs + Closing Costs). The remaining amount is split 50/50.
31. When do I get paid? You get paid at the closing table when the property is sold to the final buyer.
32. What if the house doesn't sell immediately? We adjust the price or marketing strategy. The partnership remains active until the sale closes.
33. What if the house sells for less than expected? The market dictates price. We both share the risk; a lower sale price means a lower profit share for both parties.
34. Can I buy the house myself at the end? Yes, if you decide you want to keep it as a rental or primary residence, we can structure a buyout.
Risk & Legal
35. Is my deposit refundable? If you back out before starting work, terms apply. Generally, the deposit is non-refundable once the partnership is active to protect against lost time.
36. Do I need insurance? Yes, you should carry liability insurance for your workers and the construction site risks.
37. What if I find major structural issues after starting? We will evaluate this together. We want the project to succeed, but unforeseen issues are a risk in all flipping.
38. Is this a "Contract for Deed"? No, this is a Joint Venture or Partnership Agreement. Ownership does not transfer to you.
39. Can I partner with a friend? Yes, you can have your own partners, but JSTON will treat your group as a single "Partner" entity.
40. Why should I trust JSTON Homes? We provide the most valuable asset—the real estate—upfront. We are fully invested in the property's success because if you don't win, we don't win.