Paint By Numbers

Hey there all you paint-happy people!  After  our renovation was featured last weekend on Young House Love I got bunches of emails from you guys asking about the paint colors that we used, so I decided it’s high time for me to finally spill the paint-covered beans.  So hold onto your paint stirrers ’cause here we go!

1.   What brand of paint did you use? Our original plan was to use Behr from Home Depot, simply because that’s what we’re familiar with (and there’s a Home Depot about an inch from our house).  But it turns out that painters in our area recommend Pittsburgh Paints like it’s going out of style, so we went ahead and gave them a whirl.  Turned out pretty darn well, if you ask me!!  The coverage is awesome (not too runny or thin) and they have tons of awesome shades to pick from.  (My personal favorite is Toasted Almond, but more about that later).

Paint by Numbers

2.   Did you use all latex, or did you use some oil-based? We actually used a little bit of both.  All of our drywall was painted with a flat latex paint – flat because I typically think shiny walls are a big no-no and latex because the cleanup is so easy, the paint dries in a snap, fumes aren’t as bad and drywall typically doesn’t need the tough finish that oil-based paints provide.  However, all of the wood surfaces in our house were painted with an oil-based semi-gloss paint that is super-tough and dries super-smooth.  When  you’re dealing with wood surfaces like trim or cabinets that are really smooth, you want a paint like an oil-based that will dry without any streaks or brush marks or else all of your hard work will wind up looking kinda funky.  Oil-based paint also adheres really well to wood so it helps prevent all of your nice woodwork from getting scratched and nicked over time.  And we used a semi-gloss because I love it when wood has a subtle sheen – it makes your woodwork stand out and get the appreciation it deserves.

We wound up going through tons of that oil-based semi-gloss on all of our molding, doors and cabinetry throughout the house, as well as the wood paneling in our den:


3.   How did you decide what paint colors to use? Ahh, picking paint colors.  I was tempted to fib a little and tell you that it was easy breezy picking colors for this house, but let me tell you – it wasn’t.  At first I was all gung-ho about the thought of picking out colors for each room – I got out our trusty paint deck each night after work, picked out colors and discussed the pros and cons of each color with my husband.  We had the entire house picked out in no time.  And then it came time to actually commit to the colors.  And I freaked out.

How was I supposed to pick out paint colors for an entire house when I couldn’t even look at our furniture or bedding to figure out which paint colors would look best with our stuff??  That’s right, all of our stuff was still in storage when it came time to paint – talk about scary!  So after I freaked out a little, my mom and I went to the paint store and picked up a whole bunch of those little pint samples of the paint colors that we liked and went to town – I swear, our house must have looked like a disgruntled painters’ union ran through it.  But in the end, that’s the best thing we could have done – spending just a little money on those samples saved us a ton of money in the long run because as great as those paint decks are they can never really tell you exactly what the paint is going to look like on your wall.  So here’s my earth-shattering tip that we all know but try to ignore – try it out before you buy it!  And as an added bonus, you’ll have all of those little paint samples left over for touch-ups or DIY projects down the road.

Paint by Numbers

4.   What colors did you use? After all the drama of picking the paint colors was over, we wound up with paint colors that we absolutely love.  Some of them I know I’ll use in my house forever.  Here’s the list:


Trim, cabinets, den walls                Atrium White, 523-1 (oil; semi-gloss)

Office                                                       Balsam, 510-4 (flat latex)

Entry                                                       Toasted Almond, 414-3 (flat latex)

Dining                                                      Toasted Almond, 414-3 (flat latex)

Kitchen                                                    Toasted Almond, 414-3 (flat latex)

Craft Room                                             Graceful, 452-3 (flat latex)

Laundry Bathroom                             Subtle Blue, 452-1 (flat latex)

Laundry                                                   Subtle Blue, 452-1 (flat latex)

Hallway                                                    Antique White, 516-2 (flat latex)

Second Bedroom                                  Tradewinds, 453-2 (flat latex)

Third Bedroom                                      Antique White, 516-2 (flat latex)

Jack & Jill Bathroom                           White Sage, 410-2 (flat latex)

Master Bedroom                                   Toasted Almond, 414-3 (flat latex)

Master Bathroom                                 Toasted Almond, 414-3 (flat latex)

All closets                                               Ceiling White

All ceilings (except den)                   Ceiling White

Den ceiling                                              Atrium White, 523-1 (flat latex)

Hall Bathroom                                       Felicity, 453-3 (flat latex)

You can see most of the colors in action right here (and the rest are coming soon).  But for those of you that need instant gratification, here’s a quick visual breakdown of our colors:

Paint By Numbers

Paint By Numbers

Paint By Numbers

[Keep in mind that these colors are only as accurate as your computer monitor.  On my screen, the Jack ‘n Jill bath looks blue when it’s actually green.  Weird.]

Here’s a little floorplan of our house so you can visualize where the colors go:

Picture 1

5.   Do you like all of the colors that you picked?  Yes.  Toasted Almond and Atrium White are my total faves – they are glorious.  However, if I were to do it all over again I would not pick so many shades of the same colors.  At the time I thought that it was important for each room to be slightly different so that the house wouldn’t feel monotonous, but in the end I basically wound up picking the same colors over and over again.  It turns out that I like blues, greens and tans and they all work in the house so there was no point in me trying to reinvent the wheel for each room – next time I will just pick a shade of each color and stick with it.

So that’s it!  The paint colors for my whole house in a nutshell.  What do you think?  Has picking paint colors driven you batty?  Any tips for picking the perfect shade??

Check out Apartment Therapy for a few tips on choosing paint colors for your home from Farrow & Ball.

An Engaging Gift

When two great friends of mine recently got engaged (yay!!), I immediately started pondering what I could give them for engagement gifts that would be fun, personal and affordable.

I remembered the cross-stitched sachet that my sister made for me when I got engaged, and how excited I was to receive my first gift with an “H”, symbolic of what would be my new last name:

An Engaging Gift

Perfect!!  I knew that my friends would be just as excited about their new last names as I was, so personalized initials seemed like the perfect engagement gift.  I whipped up my version of this great gift in an afternoon – here’s how they turned out:

Decoupaged Initials

Too cute, right??  You can make this awesome gift for your friends in no time.  Here’s what you need:

An Engaging Gift

~ cardboard or wooden letters from the craft store

~ Elmer’s glue or Mod Podge

~ Exacto knife or craft knife

~ cutting board or craft mat

~ foam paint brush

~ fun craft paper

~ craft paint

~ spray adhesive (optional)

Once you’ve got all the goodies assembled, roll up your sleeves and get down to business!  Here’s how to make these cute little guys:

1.  Follow the lines.  The first step is to cut the craft paper into the shapes of the letter that you are using.  There are endless ways to go about this, such as tracing the letters with a pencil and then cutting them out with the Exacto knife, but here’s what I did – first, I sprayed the letters with a light coating of spray adhesive so that the craft paper would stick to the letters:

An Engaging Gift

Then I laid the letters face down on the craft paper and cut around the letters with the Exacto knife.  The spray adhesive kept the letters from sliding around so that I could cut the craft paper as perfectly as possible – then I just peeled the craft paper off and cleaned up any ragged or uncut edges of the paper with the Exacto knife.

An Engaging Gift

2.  Paint by numbers (um, I mean, letters). After I finished cutting out the shapes of the letters, I painted the sides and back of the cardboard letters with a foam brush dipped in craft paint.  Go ahead and use complementary colors for the sides and back for a little extra interest – I used brown for the sides and a robin’s egg blue for the back of the “R”.

An Engaging Gift

I found that a couple of coats of paint were necessary to get an even look without any splotches.  Also, it’s helpful to paint the top edges of the letters to cover any “oopsies” just in case your Exacto knife skills aren’t perfect.  And be patient – it takes these suckers awhile to dry!

3.  Flash back to kindergarten.  Now it’s time to bust out the Elmer’s glue.  You can also use Mod Podge, but I like the Elmer’s since it’s so cheap and readily available.  Some people like to add a little water to the Elmer’s glue but I find that watery Elmer’s just makes the paper stretch out into funky shapes – not so great when you’re trying to make letters that actually look like letters.  Just dip your foam brush into the Elmer’s and brush a thin layer of glue over the unpainted top of your cardboard letter – then place the paper letter on top and smooth out any bubbles or wrinkles.  Easy!

4.  Protect and personalize.  I painted a thin coat of water-based, satin-finish polyurethane over my letters to protect them, and then wrote a little message to my friends on the back of each letter with a silver Sharpie.  You could also use some of the leftover paper from your project to make little gift tags for your letters (tied with a fun ribbon, of course), which would be pretty darn cute.

5.  Bask in the glory.  You’ve just made a fun, easy, and completely adorable gift to celebrate your newly-engaged friend.  Trust me, she’ll totally love it.

Decoupaged Initials

How’s that for a fun and personal gift?  And as a bonus, it’s totally affordable – each adorable finished letter cost less than 5 smackers.  It doesn’t get much better than that!  And don’t worry – if you want to do this project but you don’t have any newly-engaged friends to give these cuties to, they would be perfect to spell out a new baby’s name, spelling out “LAUNDRY” in the laundry rooom . . . you get the idea!

What do you think?  Are you ready to bust out the Elmer’s glue?

Asked and Answered

Did you think I forgot about you?

Not possible.  I promise!

Things just got a little crazy around here and I haven’t had time to post, so I thought I would take this chance to answer some recent emails that I’ve received from you guys – I thought the questions were some that a few of you might have.  So here we go!

(By the way – if you’re here from Lindsey’s lovely features of our 5th flip or dining room chair redo on Better After, welcome!  I’m so happy that you stopped by.)

Hi Liz- beautiful work!! Where is the pendant light in the 5th house kitchen from? Thanks!!! Becky

Becky, that gorgeous light from Home Depot!  You can still find it here.

"After" Flip Photos: Closeup of Kitchen Sink

Liz, I don’t even know how I found your blog, but I love reading it.  The work you and your husband do on the flips is amazing.  I thought all the neighborhoods looked very Texas-like and then I saw an old post referring to [a local lake].  I assume that is the one in Dallas – I’m located in Fort Worth.  We live in a very similar neighborhood – late 50s, early 60s ranch homes.  I’m and ex-CPA who now stays home with my kids.  I’ve been itching to flip a house for a long time – but 3 kids in 4 years kind of slowed me down.  This fall I will finally have 2 in school, so I’m wanting to have a project.  I’ve already scouted out a few homes in my area, 4 of which are foreclosures.  At this point, I don’t know how to proceed.  I don’t know the best resource to find out info on the foreclosures.  I originally found them on Zillow which I know can be outdated.  Can I just call the bank or trustee directly?  Do you have to have the full cash amount in hand?  I’ve been looking for websites that give foreclosure listings.  I know I will probably have to subscribe, so I want one that’s trustworthy.  Any advice you can offer would be much appreciated.  Thank you, Caty

Hi Caty!  Ooh, it sounds like you have lots of fun ahead of you.

My first question is whether the homes that you are calling foreclosures are “REO” or “bank-owned” properties that have already been foreclosed on and the bank is the seller, or if the original owner still owns the home and the house is being foreclosed on at auction.  The answer as to how to proceed will depend upon the answer to that question.

Since you found the properties on Zillow (and yes, Zillow can be very outdated), I’m assuming that they are REO properties that are listed on the MLS.  If that is the case, then you can simply contact the real estate agent associated with the listing.  If, however, the house will be foreclosed on at auction, then yes – the best route would be to call the trustee directly if you have his or her contact information.  And yes, if the house is being sold at auction then you have to have the full cash amount in hand – typically that is handled in the form of cashier’s checks.  As for gaining future information about foreclosures, I would suggest subscribing to Roddy Report (it’s specific to the DFW-area, but I would assume all major metropolitan areas have a similar service available).

foreclosure auction

(Instagram photo of a recent foreclosure auction – we didn’t get the house we bid on.)

Liz, I have been following your blog for quite some time and I love every house!  I have a question for you.  How do you pick the houses?  Do you have certain non-negotiable aspects like neighborhood or proximity to the city?  My husband and I are relocating to Amelia Island, near Jacksonville, Fl.  We are trying to buy on one income so we have the second income to put away (early retirement).   This puts us in a price category where we either buy at the top of that one income budget and inherit someone else’s shotty remodel, or, we buy the real fixer upper way way below our budget. Then there is the dilemma of buying near the beach or near the historic district.  I was just wondering what process you go through when deciding what to buy. Obviously, we are not flipping but do want to think about future resale.  Thanks for any advice you have.  ~ Nancy

Um, can I move to Amelia Island with you?  I won’t be much trouble, I promise.

So far, neighborhood has been a non-negotiable aspect for our flips – but I don’t know that will always be the case.  In your circumstance, I would just live where you want to live and hopefully other people will fall in love with the same aspects of the neighborhood, etc. that you did – but I wouldn’t buy a home in a random neighborhood just because it’s a good deal.  A good deal alone won’t make a good home.

Other than neighborhood, the questions we ask ourselves before buying a flip are:

(1) What’s the price – can we still make a decent profit after we’ve renovated the house?

(2) Is there something weird and unchangeable about the house?  If so, it might be best to move on.

(3) Can we add all the features that buyers in this neighborhood are demanding and, if not, can we afford to reduce the price enough so that buyers will still be interested?

Nancy, I hope that helps you in your search!

framing & drywall Flip 6

Hi Liz!  I found your blog from a post on Better After and have been perusing your flips ever since.  They’re awesome and something I wish I could do myself.  For now it’s just working on our house.  Do you happen to know what paint color the kitchen cabinets were in your 3rd flip?  I love the way they turned out and have some similar colors planned but wanted to add that one to the list.  Anyway – keep on doing an awesome job!  When you love what you do it shows :)  Thanks!  ~ Alicia
Thanks for your lovely email, Alicia!!  :)  As it just so happens I have a handy spreadsheet with all of that information – those kitchen cabinets were Pure White (7005) by Sherwin Williams.

The Flip is For Sale

Hi, I just found your blog! I’ve been wanting to flip a house for about a decade and think I’m ready to finally jump in, but the financial part is kind of concerning to me. I’ve never bought a house before so that is very scary for me. I have no idea where to start. I noticed that you use contractors a lot, do you ever do the work yourself? Do you or your husband work any other jobs or is this bringing in all the income?  I have so many questions but I don’t want to overwhelm you!  Thank you, Heather
Hi!  Great questions, Heather (and feel free to keep them coming).  Other than some landscaping, we do hire out all of the physical labor – we don’t have the time or the necessary skills in the areas of plumbing, electrical, etc. to take on those jobs ourselves.  As for whether we have other jobs, the answer is yes – my husband and I have our own real estate brokerage and we’re always helping clients buy homes.  So luckily, it’s still something that we love to do, and having our brokers’ licenses comes in handy with buying and selling our flips!

Introducing . . .

Hi, I just found your wonderful blog and have enjoyed looking through your flip projects.  You guys have done an amazing job!!  My husband and I are looking into buying a new to us but old house that needs lots of renovation before moving in.  We have a contractor that we will be using and he will give us a quote on the work we want done but in the meantime can you give me an idea of what you normally spend on your flip renovations?  We would be doing new drywall, trim, hardwoods, kitchen and two baths, one being a powder room. About 1800 sq ft.  Thanks for any information you have for us.  ~ Londen
I wish I could give you exact numbers, but I think your contractor would be the best resource for that.  However, if you have issues with any of the quotes he gives you, I would recommend getting bids from another contractor that you can compare, or for specific trades (like plumbing, etc.) if the quotes in certain areas don’t seem right.  You’ll probably sleep a little easier if you know that the prices you’re paying are fair.

Average Budget

(The budget breakdown for our first 4 flips – read more here.)

Thanks for your questions, everyone!  If you have anything else you’re just dying to ask, fire away!

Flipping Q&A: Breaking Down the Budget

Alrighty peeps, you asked and I am answering!!

This is the first of several posts answering your questions about the “how” of flipping – we’re about to embark on our fifth flip in 3 years, and I’m hoping that these posts will shed a little light on the whole flipping biz and maybe even give a few of you the boost of confidence you need to start flipping houses on your own!

flipping Q&A

I could talk forever about each one of these topics, but I’m aiming to give you guys a broad picture of each topic instead of focusing on each tiny detail – if you want more discussion about anything, just ask!

I thought I’d kick off this series by talking about budgeting for a flip – after all, if the budget gets out of whack and goes into the red then your foray into flipping will be a fail.  And nobody wants that!  So let’s get down to business . . .

Flipping Q&A: Breaking Down the Budget

Here’s what you guys wanted to know about budgeting:

I understand that you don’t want to reveal hard numbers, but I am really interested in percentages. Can you give a percentage profit over the original purchase price? ~ Jen, Rachel W.

I am wondering about the profit percentage that you target. As a real estate agent, I’m sure you know what a house could sell for if it had the proper upgrades versus what it is listed at since it is so out-dated (as all of your flips have been). So, instead of strict financial numbers, could you perhaps give percentages? For instance, 100% is your target list price, x% is your purchase price, y% is your budget for upgrades, and z% is your profit (less a%–seller closing costs)? I am very interested in this aspect of it and I’m sure you track it all with your lovely Excel spreadsheets! I’m envisioning a few pie charts. :) My husband and I recently purchased a home free and clear that will be a future rental when we move to a bigger home and I am debating how much I want to put into it and how much time I want to personally spend painting it! I am also interested in flipping in the future. ~ Karen

Goodness, I love the chance to break out a pie chart.  :)  I’m so glad that you guys asked about how the budget breaks down because it was really eye-opening for me to see where all the money goes, and how our profits have increased as we’ve gotten smarter and more efficient in this business.

The pie charts below break down the budgets for our last four flips, with the percentages calculated from the final post-renovation sales price.

First Flip Budget Breakdown Second Flip Budget Breakdown Third Flip Budget Breakdown Fourth Flip Budget Breakdown

In a nutshell, our “average” budget for the past 4 flips has broken down like this:

Average Budget

Here’s a bigger picture of how the budget for each individual flip has shaken out:

First Flip Budget Breakdown

As you can see below, we barely broke even on our first flip.  Hypothetically speaking, if we sold our first flip for $100,000 only $4,000 of that would have been profit – yikes!!!

I can’t stress enough that you should go into this with realistic expectations – you’re setting yourself up for failure if you expect to hit it out of the park with your very first flip.  That being said, we wouldn’t have continued in this business if we were only making 4% profit on each flip – all of the time and effort that goes into flipping a house isn’t worth it (at least to me) for just a 4% return.

Second Flip Budget Breakdown

So how do you increase the profit?  That extra money has to come from somewhere, so our goal with each new flip is to streamline the budget as much as possible in the other four areas of the pie chart – the purchase price, labor costs, material costs, and carrying costs.  We’ll talk about each one of those areas in more detail later in the series. For our second flip, our profit rose by 6% because, proportionately speaking, we were able to dedicate a little less of our budget to both the labor costs and the purchase of the house.  Our labor costs were lower because we didn’t have a budget-sucking (but ultimately gorgeous) pool to contend with like we did for the first flip.  I may wind up eating my words some day, but no more pools!!

Third Flip Budget Breakdown

Again, we squeezed out more profit – this time largely because we got the house for such a ridiculous steal.  You may recall that we put in an offer on that house based on the list price alone and got it under contract without even seeing inside the house.  Actually, now that I think about it I’m not sure I ever told you guys about that!

Fourth Flip Budget Breakdown

For our fourth flip, we sold it in just 4 days so our carrying costs were lower than usual.

You guys specifically asked about what profit we shoot for when we’re flipping a house.  For our first flip, we dreamed of huge profits but we were really just hoping to make a little money to show ourselves that we could really do this.  Our goal as we moved on to the next flip was to increase our profit (obviously) and now we plan on making between 15-20% with each flip.  That’s the plan, at least.

While 15-20% is a good return for us, we certainly can’t speak for everyone.  You may be delighted with making 5% on a flip, or you might be disappointed with 25% – you’re the only one that can decide how much value to put on your time and effort.  When determining your goal profit, consider whether flipping the house will take time away from other money-making activities (i.e., your day job), how much hands-on time you will be putting into the project, and whether the profit from this flip is necessary to cover your living expenses or if the profit is just “extra” money.

Do you factor in financing costs (no matter which way) into the cost/profit of the house? ~ Nora Rose

Absolutely!!! Not only do we factor in financing costs (which are labeled “carrying costs” in the pie charts above), we factor in every conceivable cost that we might encounter during the renovation.  Examples of some of these include:

forgotten costs of flipping

It’s absolutely imperative that you factor all of these goodies into your budget – they can take up a shocking amount of money (8% of our average budget!) and if you don’t plan for these costs you can wind up over budget without even realizing it.

How do you estimate the overall remodeling costs? I will be remodeling my own house and really have no idea where to start for puttting together a budget. – Jen, Crystal P & Maggie

Ah, that’s an excellent question.  Estimating how much a renovation will cost comes down to 3 things:

how to estimate renovation costs

When you’re first starting out, you will need expert advice as to how much things are going to cost – that’s where your contractor comes into play.  Even after you’ve done 10 flips, your contractor’s insight will be invaluable for estimating your renovation expenses because there are likely to be things that you just don’t know – that’s why you hire a contractor, right?  And if you’re planning on contracting the job yourself, the only way you’ll be able to estimate your renovation costs is to get trades to walk through your project and give you estimates.  Yes, getting bids can be a pain and a time suck but it’s totally necessary to have an accurate picture of your budget.

However, here’s something to keep in mind – some trades and contractors won’t bother to come give you a bid until after you’ve bought the house – after all, they don’t want to waste their time if you’re not going to wind up buying the house. Even if they are willing to take a look at your project, they might just give you a “ballpark” estimate as opposed to a precise bid, which can make it difficult to have an idea of how much you’ll need to invest into the home before you buy the house.

So how do you get around this problem?  Research and experience will help you to an extent (discussed in detail below), but what if you don’t have any prior experience with renovations?  If that’s the case, I would recommend teaming up with a contractor from the very beginning (more discussion about whether to hire it out or DIY here).  Yes, your contractor will just have to have faith that you will eventually buy a home to flip, but the contractor is more likely to take the time to give you bids if he knows that the job is his and you’re not running 10 contractors through the house to see who gives you the best bid.  That being said, don’t ask your contractor to give you a bid on every house you like.  Make sure that you’ve thoroughly vetted the house, run the numbers, done your due diligence, narrowed the field to just 1 or 2 potential houses (and possibly even gotten one under contract) before you ask your contractor to give you a bid – getting thorough and accurate bids is very time-consuming and you don’t want to waste anyone’s time – that’s a terrible way to start off a relationship!

Moving onto research – something that we do constantly is research.  We research materials, trades, home prices, etc. and you should as well.  The more information you have floating around in your head, the better.  For example, contractors often put “allowances” into their bids for materials – tile allowances, appliance allowances, allowances for plumbing and electrical fixtures . . . pretty much anything that the homeowner would be supplying to the project can be an allowance.  Your contractor may budget $1,000 for the tile allowance, thinking that you want builder basic tile – but what if you want the entire house tiled in carrera marble?  You need to be able to pick up on the fact that the allowance will not cover your material costs and correct the budget.

Now that we’ve completed 5 renovations, we’ve gotten pretty decent at estimating how much money we’ll have to put into a flip to get it ready to sell. That’s where the “experience” portion of the equation comes into play – after you’ve got a few flips under your belt you’ll be able to tell whether a particular house is going to cost you $25k, $50k or $100k.  In fact, before we even have our contractor walk through a potential flip we have plugged our own estimates of labor, materials and carrying costs into a spreadsheet to give us an idea of our potential investment.  You won’t likely be perfect in your estimate, but you can get in the ballpark.

Whew, I think that’s it for budgeting for a flip!  Keep an eye out for the next post in the series, and in the meantime feel free to ask any questions in the Comments!  :)

This Post Brought to You By First Mortgage.

Finished Flip Photos: The Exterior & Guest Bath

For our fourth and final round of tours of the finished flip, I thought I’d show you how we changed the exterior and the guest bathroom (and if you’re just tuning in you can check out the finished kitchen here, the master suite here, and the den, dining room and office here).

Finished Flip Photos: The Exterior

The exterior was in pretty great shape for the most part – it just needed some love!  We switched out the old iron porch support and scrollwork for a more contemporary stained cedar post – an instant improvement!

Time For Another Flip?

We also added modern house numbers, new lighting fixtures, new windows in a striking bronze color . . .

Finished Flip Photos: The Exterior

. . . and a new solid wood front door with sleek hardware.

Finished Flip Photos: The Exterior

Much better!!  The iron bars on the windows and front door got the boot, too.  :)

Time For Another Flip?

A little sprucing of the landscaping and we were good to go!

Finished Flip Photos: The Exterior

And before we head to the backyard, let’s check out the guest bathroom.  Remember how we changed the layout?  Well, here’s how the finished product turned out:

Finished Flip Photos: Guest Bath

Nothing like the original, right?  In fact, the only thing that stayed was the original mirror, which we repainted to match the new vanity.

Time For Another Flip?

I really love how this bathroom turned out, and I would use any of these finishes again in a second.  Especially the floor tile – my fave.  :)

Finished Flip Photos: Guest Bath

And the last stop on our tour?  The deck!!

Finished Flip Photos: The Backyard

I never knew I could love a deck like I love this one.  I am 100% committed to having one like this at our next house (not that we’re moving, but a girl can dream).

Finished Flip Photos: The Backyard

The benches are my favorite part.  Why have a railing when you can have benches?!?

Time For Another Flip?

And remember, we tore down this insane addition before adding the deck (and in turn adding access to the backyard through new sliders).

Finished Flip Photos: The Backyard

So much better!  I can totally envision laying out on these benches, or throwing an awesome backyard party.  I’m jealous.

Finished Flip Photos: The Backyard

The new sliders above . . .

Finished Flip Photos: The Backyard

. . . and the new fence!

Time For Another Flip?

That’s it for the before and afters of our fourth flip!

We should be closing on the purchase of our fifth flip by the end of the month, so hopefully I’ll be able to fulfill your need for photos of demolition carnage soon.  Fingers crossed.  :)

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