How to Build Rockstar Relationships with Contractors

Let’s be real—a bad contractor can make or break your flip. You might find the perfect deal, run the numbers like a pro, and have big dreams for your renovation… but if your contractor ghosts you mid-project or blows your budget faster than a Vegas weekend, your profits are toast.

So, how do you find, vet, and keep reliable contractors in your flipping journey? Let’s break it down.

1. Treat It Like a Business (Because It Is)

Too many new investors take a casual approach when hiring contractors—big mistake. You’re not just looking for someone to "fix up a house." You’re running a business, and contractors are a crucial part of your team.

• Be professional. Clear expectations, detailed contracts, and no handshake deals.
• Communicate like a boss. Be upfront about timelines, payment schedules, and job expectations.
• Pay on time. Nothing ruins a relationship faster than delayed payments. Contractors have bills, too.

Pro Tip: The more professional you are, the more seriously contractors will take you. Treat it like a business, and you’ll attract business-minded contractors.

2. Start Small & Build Trust

If you’re new to flipping, don’t go all-in with a contractor on a massive gut renovation. Test the waters first.

• Start with smaller projects—painting, flooring, or light renovations.
• See how they handle communication, deadlines, and quality of work.
• If they pass the test? Move them up to bigger jobs.

Pro Tip: Trust is earned, not assumed. A contractor might have great reviews, but until they prove themselves on your project, keep commitments limited.

3. Where to Find Good Contractors

The right contractor probably won’t be the cheapest, but they’ll be the one who gets the job done right, on time, and without surprise budget busters.

• Ask Other Investors – Networking is gold. Good contractors get recommended fast.
• Check Local Real Estate Groups – Facebook groups, REI (Real Estate Investor) meetups, and forums are great sources.
• Visit Job Sites – Drive by active flips and see who’s working—if a job site is clean, organized, and moving efficiently, that’s a good sign.
• Use Referrals, Not Just Reviews – Online reviews can be misleading. A referral from a trusted investor holds more weight.

Pro Tip: Don’t just look at price—a cheap bid upfront can turn into an expensive disaster later.

4. Get Everything in Writing (Seriously, Everything)

Verbal agreements will get you burned every time. Before a contractor swings a hammer, make sure you have a detailed contract covering:

• Scope of Work – Every detail spelled out. If it’s not in writing, it’s not included.
• Timeline – Start date, estimated completion, and consequences for delays.
• Payment Schedule – Never pay 100 percent upfront. Structure payments based on milestones.
• Change Orders – If something changes mid-project, get it approved in writing before extra work starts.

Pro Tip: A contractor who refuses to work with a contract is a red flag. If they won’t put it in writing, walk away.

5. Build Long-Term Relationships

Once you find good contractors, treat them well. A solid contractor can make your flipping life easier and way more profitable.

• Respect their time. No last-minute requests, unclear expectations, or micromanaging.
• Be fair. If a contractor goes above and beyond, recognize it. Small bonuses or referrals go a long way.
• Issues will come up—handle them professionally, not emotionally.

Pro Tip: The best investors have a go-to team of contractors who prioritize their projects and work with them long-term. That’s how you scale.

Final Thoughts: Your Contractor is Your Business Partner

If you’re serious about flipping houses, building strong contractor relationships is a must. A great contractor will help you flip faster, stay on budget, and make your projects smoother. A bad contractor? They’ll cost you time, money, and a whole lot of sanity.

At REAP, we teach real-world real estate investing—including how to build a solid team and avoid rookie mistakes that can sink your profits.

Dad Joke Bonus:

I told my wife she should start embracing her flaws.
She sighed and gave me a hug.