What to Know Before Flipping Your First House

So You Want to Flip Houses in Raymond, WA? Read This First.

I was at the coffee shop today and someone stopped me. He said, "My cousin wants to start flipping houses in Raymond… Can you help?"
I get this question more often than you'd think, and my response is always: "Why do they want to do that?"

I don’t ask this because I think it’s a bad idea—but because the fantasy of flipping houses is about 1000% more appealing than the reality of flipping houses. The truth is, unless you really enjoy budgeting, scheduling contractors, managing surprises, and obsessing over which shade of white is “the right white,” this might not be the dream you think it is.

It’s not all “Fixer Upper” or “Flip or Flop” when you're spending your own money on a house in need of everything from a new roof to updated plumbing. I always tell people: you wouldn’t watch a couple stock trading YouTube videos and immediately dump your life savings into the market—so why do that with real estate?

That said, if you’re still feeling fired up and ready to go, I respect that. I’m not here to talk you out of it—just to make sure you’re walking in eyes wide open. So here are some real, experience-earned tips on flipping homes—especially here in Raymond, WA.

Market Knowledge is Everything

You’ve heard it before: location, location, location. But in a town like Raymond, where the market is more intimate, and where one side of town can have a very different vibe or value than the other, it matters even more.

You need to know what’s selling, what isn’t, and why. Are buyers looking for turnkey homes or fixer-uppers? Are they retirees looking to downsize, or families wanting land? You can’t just throw trendy shiplap on a wall and expect a bidding war. You need to understand the people moving to—or already living in—Raymond.

I walk houses here all week. I know which ones sit, which ones sell in a weekend, and which ones fall out of escrow because of a failed inspection or surprises. Raymond may be small, but real estate here is nuanced.

Know Your Market (From All Angles)

It’s not enough to just know comps. You need to know why something sold for what it did. What’s behind those numbers? Was it a solid renovation, or lipstick on a pig? Are you comparing apples to apples—or apples to some 1920s farmhouse with original knob-and-tube wiring?

Also, just because you know the real estate market doesn’t mean you know the investment market. That’s a different beast. You’ve got to study both.

Your Contractor Is Everything

This is the one that’s cost me the most—literally.

Get a contractor you trust. Someone licensed, with good communication, and a realistic sense of cost and timeline. Don’t chase the lowest bid. That “deal” might end up being the most expensive mistake you make.

In a town like Raymond, word travels fast—so ask around, check references, and don't assume someone’s legit just because they own a truck and a hammer.

Learn the Basics of Construction

You don’t need to be able to rewire a house yourself, but you should understand how much it should cost to do so. Know what a new roof, a bathroom reno, or new siding realistically costs.

Understanding materials and labor in a rural market like this is critical. The nearest Home Depot might be 45 minutes away, and if you need a specialized trade? That could mean delays and a bigger bill.

Pad Your Budget and Timeline

If you think your reno will take 8 weeks, it’ll probably take 12. If you think you’ll spend $30k, better plan for $40k.

Unexpected septic issues? Surprise foundation cracks? Welcome to flipping.

If your profit only works in the best-case scenario, you’re walking into a losing game. Build margin into every project.

Comp Smarter, Not Lazier

Using square footage alone to comp homes  is dangerous. One 1,200 sq ft home might have been updated last year, while another still has the original linoleum and a 6-foot ceiling in the kitchen.

Look at layout, flow, finishes, and especially functionality. How usable is the square footage? Does it feel like a livable, cozy home—or like a Frankenstein patchwork of poorly planned additions?

Do Your Due Diligence

Before you buy, dig deep. Raymond is full of old homes, and old homes can come with surprises.

• Is it in a flood zone?

• How’s the foundation?

• What year was the wiring updated—if ever?

• Does it qualify for a loan post-renovation?

• Is there deferred maintenance the eye can't see?

Don't just trust your gut—trust your inspector, your research, and your backup inspections.

Have a Plan B (And C)

What if you can't sell the house? What if the market slows? Can you rent it out and at least break even on the monthly payment? Can you hold it long enough to wait for the right buyer?

Never go into a flip without an escape plan. In a smaller market like Raymond, inventory moves slower, and the buyer pool is more specific. You need flexibility.

That’s all I’ve got for tonight. If you're serious about flipping, I hope this helped you skip some of the expensive lessons I had to learn myself. And if you want more insight into the Pacific County real estate market,  shoot me a message. I'm always happy to talk shop.