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Welcome to Project|RE's community page! Follow along for Fix & Flip with James Dainard!

10/07/2026

Your portfolio grows when you do.

BiggerPockets BPCON2026 was next level—not just for the real estate education, but for the people and conversations.

Hopped on the Real Estate Rookie podcast with two of my favorite people, hung out with my On the Market cohosts, and caught up with fellow Zombie Flipper Tommy. Got to teach value-add construction and share the stage with one of my favorite flippers, Dom, for a fix-and-flip session.

But the best part? The conversations between sessions. Talking through deals, mistakes, and goals with new and experienced investors. You don’t outgrow being a student in this business.

I spent more time connecting than taking photos, and I wouldn’t change that. Whether you’re buying your first fixer or taking on your biggest project yet, being around people who challenge you makes a difference.

That’s what BPCON is about. Not showing off what you’ve done, but getting better at what you do next.

Huge shoutout to the BiggerPockets team and Alexandra Hughes Pailet for killing it again!

10/06/2026

1 in 7 deals die after inspection 📋

Buyers walk when little things stack up. They get nervous and move on to the next house

So we pre-inspected, re-inspected, and now I’m walking the house with their reports

Blue tape on everything we’re fixing. Testing the hot water, every toilet, every appliance

And communicating with the broker so they know we’re proactive

Do that and you won’t be one of the seven

09/28/2026

CNBC just reported investors bought 23% fewer homes this quarter than last year 📉

The herd is sour on real estate. They’re waiting it out, hoping for better pricing

Here’s what they’re missing. Everyone stepping back IS the better pricing

Less competition, better deals. As an active investor, this has been the time to buy

You can buy today and do it better than you could 24 months ago

The time everyone waits is the time to buy

Full episode with Zachary Kepes out now on the BiggerPockets On The Market podcast 🎙️

09/22/2026

Beat up houses are 10 to 15% cheaper right now 📉

The clean turnkey grandma houses still have competition. End users and investors with no value-add plan are paying up for those

But nobody’s fighting over the rough ones

We’re buying them cheaper than we were 12 to 18 months ago, and our rates are the same as they were back then

Same money, bigger discount. That’s where the opportunity is

Full episode with Zachary Kepes out now on the BiggerPockets On The Market podcast 🎙️

09/12/2026

Hope is not a strategy ❌

27% of investors are buying less because they think real estate doesn’t work anymore

It works if you underwrite it correctly

They’re hoping for appreciation, hoping the roof doesn’t leak, hoping the AC lasts

We project worst case instead. Scope the sewer for 150 bucks before the tile goes down, or dig up concrete for 10K later with tenants in place

Hold a 10% reserve for unknowns. Don’t need it? That’s am******on for the next deal

Stop hoping. Start underwriting

Full episode with Zachary Kepes out now on the BiggerPockets On The Market podcast 🎙️

09/08/2026

They stripped my house and kept the books 📒

Found an actual ledger the squatters left behind, tracking their sales like a business

Toilets, 310 bucks

Doors, 491

Light bulbs, handles, and kitchen k***s, 193

They yanked the wire, the fittings, the windows, and wrote it all down

These guys track their budget better than my team does

He might be making more money stripping the house than we are flipping it

And this is exactly the kind of house we buy 🏚️

Got one like it? Send us the address

09/07/2026

15 homes won’t sell and my average payment is 8K a month 📉

Here’s what you do when you’re in that spot

Refinance the ones below market. We’re taking rates from 10 to 12 percent down to seven and a half

Switch construction insurance to rental insurance. Costs drop again

And ask every lender for an interest reserve. One of my refis just came with 5 months built in, so no payment until then

Cash, debt structure, lower costs. That buys you time

Because pressure is what makes you make bad decisions

Full episode out now on the BiggerPockets On The Market podcast 🎙️

09/03/2026

Meet the Flippers from Million Dollar Zombie Flips!

Jared Holland: A seasoned investor with some fancy taste! Jared is a true deal ju**ie, just like me. He transformed a 1920s Craftsman hoarder house back into what it was always meant to be. We may have butted heads, but we were hugging by the end.

Cole Ruud-Johnson: A seasoned wholesaler takes on his first flip, and this might have been one of the grossest houses of the season. It had everything: a drug den, a house burnt to a crisp, a junkyard in the backyard, and maybe even a swingers’ den.

The Moran Family: We renovated my grandpa and grandma’s house. This episode features my beautiful mother, Claire, and the rest of our family. Megan and Ryan joined us and helped me ensure this house would not be torn down and would remain standing for another 50 to 100 years.

Buck and Will: Two down and dirty wholesalers wanted to test their home flipping skills. We laughed, we cried, and we yelled. They renovated a tired old split level home in Bellevue, Washington. By the end of this project, I felt tired and old, too.

Carrie: A longtime friend and 100% hustler in life, Carrie wanted to free up her time and move closer to financial freedom by flipping a house. She restored a BEAUTIFUL Mid Century Modern home in Edmonds that became one of my FAVORITE homes of the season.

Contractor Kenny: He has been one of my contractors for almost 15 years. Kenny found a HOARDER house packed with trash and rats, plus a squatters’ den in the backyard. He brought all hands on deck, including some goats!

Shawna: This boss lady, she’s really bossy, bought a house in Renton with a JUNGLE in the backyard. She did whatever it took to get the deal done, even lying on an old, crusty mattress. It went from real nasty to real profitable.

Megan and Ryan: The show, and the WORST OF THE WORST houses, could not have been completed without them. Our team took on a condemned home that should have been torn down and a mold infested house that was trying to KILL US.

A huge thank you to the teams at Heaton Dainard Real Estate and Intrust Funding | Real Estate Investment Lender for sourcing, selling, and funding our projects!

09/02/2026

Our new northwest contemporary is underway.

The property has been demoed, final floor plan has been spray painted out. Framing and mechanicals start this week. Quotes for excavating back yard to create walk out access from bonus are being obtained.

Quotes for metal roof, cabinets, and finishes all start now. Get ahead of ordering to save money and costs.

We are controlling the costs by:
Salvaging mechanicals
Keeping new layout inside existing structural beams
Keeping original charm - wood work, screens, cabinetry.

Our original budget was $400k, currently pacing at $350k.

Purchase: $2.8 million
Rehab: $350k
Resale: $4.3 million

How? Come see me at BPcon2026 in Orlando FL, October 2nd-4th and I’ll tell you at my “how to 2x your returns with value add investing” session. 🤫

08/31/2026

Flipping this 1.15M house with none of my money 🤝

Intrust Funding financed 85% of the deal

My passive investor Dave brought the 15%, secured by a joint venture agreement

He handles the capital, I run the job, the design, the budget

160 to 170 into the reno, selling at 1.65 to 1.7

Half the profit each, no arguments, the JV defines who does what

Right partner, right structure, right deal

Address

14508 NE 20th Street #200
Bellevue, WA
98007

Website

http://Jamesdainard.com/

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