Fix & Flip

Fix and flip investing in Chicago and Illinois

I help flippers find properties with real margin, estimate after-repair value honestly, and sell the finished home for top dollar. I work both sides of the flip: the purchase and the resale.

Call 708-625-8788Send a message
  • Daniel EllingtonLicensed Illinois Real Estate Broker
  • Infiniti PropertiesBrokerage since 1991, Homewood office
  • IL License #475211812Chicagoland and throughout Illinois

Who this is for

First-time flippers

Learn to underwrite a deal, build a rehab budget, and avoid the mistakes that eat profits.

Experienced flippers

Steady deal flow, fast comps, and a listing strategy built to sell renovated homes quickly.

Private lenders and partners

Independent ARV and market analysis on projects you're funding.

How it works

  1. Find the deal MLS, off-market, distressed, and estate properties in your target towns.
  2. Underwrite ARV from true renovated comps, rehab budget, holding costs, and profit margin.
  3. Buy and renovate Help with offers, inspections, municipal requirements, and contractor referrals.
  4. List and sell Professional marketing to sell the finished home fast and at full value.

What I do for you

  • Renovated-home comps to support a realistic ARV
  • Rehab budgets checked against local contractor pricing
  • Point-of-sale inspection and permit requirements by town
  • Listing and staging strategy for the resale
  • Introductions to hard money lenders and contractors

Flipping in Chicago and Illinois

Many Chicago-area towns require point-of-sale inspections, permits, and transfer stamps, and some require repairs before a sale can close. These rules affect both your purchase and your resale, so build time and money for them into every budget.

Property taxes also matter: carrying costs add up during the rehab, and buyers will look closely at the tax bill when you sell.

Common questions

What is the 70% rule in house flipping?

It's a common rule of thumb: pay no more than 70% of the after-repair value minus repair costs. It's a quick screening tool, not a substitute for a full analysis of holding costs, selling costs, and local market conditions.

How do I estimate after-repair value (ARV)?

Use recent sales of similar renovated homes nearby, matched on size, bedrooms, bathrooms, and finish level. Online estimates are unreliable for flips. I pull renovated comps for every property my clients are considering.

How do most flippers finance deals?

Hard money loans, private lenders, cash, or business lines of credit. Hard money typically funds part of the purchase and rehab at higher rates for short terms, so speed matters.

Do I need permits for a flip?

Usually, for anything beyond cosmetic work, such as electrical, plumbing, structural, or HVAC changes. Requirements vary by town, and unpermitted work can delay your resale.

Can you list my flip when it's done?

Yes. I list renovated homes with professional photos, Zillow Showcase, and targeted marketing to buyers in that price range.

This page is general information, not legal, tax, or lending advice. Consult a real estate attorney, CPA, or lender about your situation.

Other investor strategies

Wholesaling

Learn more

Novations

Learn more

BRRRR

Learn more

Multifamily rentals

Learn more

House hacking

Learn more

Creative financing

Learn more

Out-of-state investors

Learn more

All investor services

Investor overview

Have a flip you want analyzed?

Call or text Daniel directly, or send a message. Most inquiries get a same-day response.

708-625-8788
Infiniti Properties, 2401 183rd St, Homewood, IL 60430
Brokerage 708-206-3000  |  IL License #475211812

Your Privacy Matters

I agree to be contacted by SGM Media DBA Ellington Elite Realty via call, email, and text for real estate services. To opt out, you can reply 'stop' at any time or reply 'help' for assistance. You can also click the unsubscribe link in the emails. Message and data rates may apply. Message frequency may vary.

Privacy Policy

What Our Clients Say About Us

Map Place
Daniel Ellington: Chicago’s Best Real Estate Broker
4.8 (19)
Leave a Review
Adam Bevan
Adam Bevan
11 months ago

Dan was an excellent representative for us and I wouldn't hesitate to work with him again

Lorenzo Douglas
Lorenzo Douglas
8 months ago

Daniel has been amazing for me as an out of state investors. Very response, pretty decent comps. He's gone above and beyond for me.

Jared Rowntree
Jared Rowntree
7 months ago

Daniel was absolutely phenomenal during our house hunt and closing. Any time an issue came up, Daniel took it in stride and helped everybody involved to have a smooth process. He is wildly friendly and knowledgeable, and was invaluable to us as First Time Homebuyers; he kept us informed and up to date the second anything changed. I wouldn’t hesitate to hire Daniel again for my next house, and the next ones after that.

Michael Van Kley
Michael Van Kley
4 months ago

Daniel was great. I would use him again.

Read All Reviews