From 0 to 300 Doors in 6 Years — Your Cliff Notes to the EMC Monday Mastermind ft. Jared Davis
- Colby Casoria
- Oct 27
- 5 min read
Missed the live? Here’s the fast, friendly recap you can read over coffee. We brought in Jared Davis—eXp team leader out of Richmond, VA—to break down exactly how he used flips, partnerships, and tax strategy to scale from his first rental to 300+ multifamily doors in just six years.
Who Jared Is (and why you should listen)
Jared runs a $100M+ sales team, owns mortgage and title companies, and has flipped dozens of homes. Today his portfolio is primarily multifamily. He started with an 8-unit, BRRRR’d it, cash-flowed for years, then sold for a seven-figure gain. Flips provide the cash chunks; multifamily creates the long-term wealth.
Takeaway: Use your active income and flip profits to buy durable cash-flowing assets.
“Can anyone do this?”
Flipping and small rentals? Yes. Jumping straight into large multifamily? That takes bankability, track record, and some cash. Jared’s honest: build a strong agent business first so lenders (and investors) take you seriously.
Takeaway: Grow your core sales income while you learn the investing game.
How much cash do you need to start flipping?
Plan on a ~$50K buffer. Even with generous hard money, first-timers are often asked to bring ~10% plus points and interest. The buffer also saves you when surprises hit.
Where the money comes from:
Hard money: often interest-only with 1–2 points.
Private partners/cash: Jared’s preferred path—less friction, more control.
Credit lines: if you have them, great.
Your network: Jared raised $1M+ with a simple Facebook post asking who wanted to invest in a deal.
Takeaway: Capital is abundant when you’re credible and clear.
Deal structures that actually work
For flips: a simple 50/50 partnership between two LLCs. The money partner wires funds; the operator runs the project. Materials get paid directly to vendors (phone sales to Lowe’s/Sherwin-Williams, etc.) to avoid markups. Net profits are split at the end—after reimbursing hard costs.
For rentals: go straight equity (e.g., 50/50) or do a GP/LP structure. In GP/LP, the operator (GP) controls decisions per the operating agreement and may earn modest fees (acquisition, refi, disposition, small % of gross rents) plus a waterfall after an investor preferred return (e.g., 8%).
Pro move: Hold your ownership inside your own LLC so you can 1031 even if partners want to cash out.
Takeaway: Keep it simple early—and document everything.
The 70% Rule (flip analysis in one line)
Offer Price = (ARV × 0.70) − Repairs.If the numbers work here, you’ll usually be safe—even better if you save on commissions and fees as an agent.
Takeaway: Lead with the 70% Rule, then tighten with a detailed budget if needed.
What new flippers should avoid
Skip anything that triggers heavy permitting or full system overhauls (structural changes, additions, finishing basements, all-new electrical/plumbing). Early wins come from cosmetic-heavy, permit-light projects.
Takeaway: Make your first flips boring and predictable.
Where to flip vs. where to hold
Jared flips locally to leverage trusted crews and speed. He holds out of state because good property managers can run repairs and turns without him.
Takeaway: Keep flips close; let managers handle your holds.
Profit targets & timelines
Jared’s flip minimum profit is $40K. Typical timeline: ~3–6 weeks door-to-list for full cosmetic rehabs (kitchen, baths, flooring, paint, lights, windows, roof, HVAC). Permits can slow things down—another reason to avoid them early.
Takeaway: Set a profit floor and protect it.
High-price markets & out-of-area flips
Big ticket flips mean bigger risk and bigger hard-money costs. Either demand wider margins or use cash partners. If you must flip out of area, partner with the contractor: they contribute labor as equity, you fund materials directly, and you split the profit. Pay out profits only after all utilities and small close-outs are reconciled.
Takeaway: Align incentives and control the cash flow.
Turning flips into long-term wealth
A handful of $40K flips can create six figures of seed capital each year. Jared targets 10%+ cash-on-cash on acquisitions (may accept 7–8% if a 12-month value-add will push returns into double digits). Keep underwriting simple: NOI minus annual debt service, divided by cash invested.
Takeaway: Use flips to fund assets that cash flow and appreciate.
The tax playbook (plain English)
If you qualify as a real estate professional, depreciation can offset active income. With cost segregation and bonus depreciation, you can accelerate a large chunk of the building’s value into Year 1. Combine that with a buy/hold or 1031-forever approach and tax-free refis when you need liquidity, and you’re keeping a lot more of what you make.
Takeaway: The right tax strategy can be worth as much as the deal itself.
Filling the deal pipeline
Pull pre-foreclosure/auction lists, load them into your dialer, and call with a help-first script (avoid foreclosure, flexible move-out, cash close). Jared also pays a real $15,000 finder’s fee for flips—plus shares extra discount if a bird dog negotiates below his target price. Result: repeat deal flow.
Takeaway: Make it easy (and lucrative) for others to bring you opportunities.
LP’ing vs. buying a single
Given today’s rates and return profiles, many agents are better off becoming LP investors with proven operators rather than buying one or two doors that can get wiped out by a single vacancy or turn. Typical targets discussed: 8% pref, roughly high-single to low-double-digit annual yield, and ~18–20% overall returns at exit on many deals (individual deals vary, of course).
Takeaway: If you’re new or busy, LP can beat being a solo landlord.
Quick hits to keep in your pocket
Cash buffer: aim for ~$50K to start flipping.
Rule of thumb: 70% of ARV minus repairs.
Profit floor: $40K per flip.
Speed: 3–6 weeks for full cosmetics is doable with systems.
Structure: simple 50/50 for flips; GP/LP for larger holds.
Taxes: cost seg + bonus depreciation + 1031 + refi = chef’s kiss.
Pipeline: pay real finder fees and call distressed lists consistently.
Your next three moves
Post on Facebook: “I’m opening 2–3 spots for partners on upcoming real estate deals—interested?”
Run the 70% Rule on five potential flips this week; pick one to budget out fully.
Interview a CPA/cost-seg firm and a property manager in your target hold market.
Keep learning with Every Move Collective
We host bi-monthly EMC Monday Masterminds to help REALTORS® learn, collaborate, and grow—with real, actionable playbooks from top operators. Watch the full replay on our YouTube channel, drop your biggest takeaway in the comments, and connect with our guest on Instagram @JaredDavisRE.
Check out our next call on Nov 11th - RSVP here:
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