SERVICES · RENOVATE
Renovation & Contractors.
A well-run rehab is where value gets made. We connect you with the renovation contractors we trust on our own DFW properties — and keep the job on scope, on budget, and on schedule.
Contractors we actually use.
No random referrals. These are the crews we hire for our own flips and rentals — people we’ve seen deliver quality work on real deadlines.
Built to the ARV.
Every dollar in the scope should earn its keep. We plan the renovation around what buyers and renters in that neighborhood will pay for — nothing more, nothing less.
WHAT YOU GET
A rehab you can plan around.
Scope of work
A clear, itemized plan tied to your after-repair value.
Trusted crews
Vetted contractors and vendors from our own portfolio.
Draw-ready budgets
Budgets that line up with FLOS Financial rehab draws.
WHAT TO EXPECT
Working With Our Renovation Contractors in DFW
A rehab goes wrong in the planning, not the painting. Here is how we keep ours on the rails.
How are your renovation contractors chosen?
By results on our own properties. Every crew on our list has finished work we paid for ourselves — framing, roofs, HVAC, electrical, plumbing, cabinets, paint. If a crew misses deadlines or cuts corners on our house, they do not get sent to yours.
Are they licensed and insured?
The trades that require a state license — electrical, plumbing, HVAC — are licensed through the Texas Department of Licensing and Regulation, and we ask for current general liability coverage before anyone starts. Permits get pulled where the city requires them.
How is the scope decided?
Backward from the after-repair value. We look at what the comps actually sold with, and we spend money where a buyer or a tenant will notice it. Quartz in a neighborhood that sells with laminate is not an upgrade, it is a donation.
Do I get a written bid?
Yes — line by line, by trade, with an allowance for the things nobody can see until demolition opens a wall. You approve the number before anyone swings a hammer, and you approve any change order that moves it.
Who manages the job day to day?
We do. One point of contact, weekly progress photos, and a call when something changes. You do not chase renovation contractors for status updates, and you do not referee between the plumber and the framer about who is holding up the schedule.
How long does a typical rehab take?
A cosmetic refresh runs two to four weeks. A full gut with mechanical work runs eight to fourteen, depending on permits and material lead times. We give you a schedule with milestones, and we tell you early when one of them is going to move.
Can you work on a property I already own?
Yes. Rentals being turned over, inherited houses, and flips that stalled with another crew are all normal work for us. Send photos and the scope you have in mind and we will tell you what we would do and roughly what it should cost.
Can the renovation be financed?
Usually. Our fix and flip loans are written with a rehab budget drawn in stages as the work passes inspection, so the money and the scope stay tied together. That also means the lender and the contractor are reading the same document.
Where do you take renovation work?
Dallas, Fort Worth, Arlington, Irving, Garland, Mesquite, Grand Prairie, Plano and the cities between them. Staying inside the Metroplex is deliberate: our renovation contractors know the inspectors, the supply houses and the drive times, and none of those are small details when a schedule is tight.
Let’s look at your next deal.
Bring an address, a budget, or just a question.