• On Market Option (Traditional or Hybrid)

• Off Market Option (Cash Offer)

See Seller FAQ

• Traditional Buyers (FHA, Conventional, VA, USDA, PATH, Jumbo)

• Lease Purchase (Rent To Own)

• Cash Buyers (All Cash, Hard Money, Private Funds, Creative Financing)

See Home Buyer FAQ 

Short Term Rental (Airbnb, VRBO, etc.)

• Property Sourcing

• Market Forecasting

• Renovation Management (Budget, Timeline, Reno Team)

• Short Term Management Team Handoff 

See Fix & Hold/Short Term Rental FAQ 

• Property Sourcing

• Market Forecasting

• Renovation Management (Budget, Timeline, Reno Team)

• Resale

See Fix & Hold/Short Term Rental FAQ 

**We are currently at capacity for fix & flip project management services and not accepting new clients at this time.

• Buying for the first time (traditional and lease purchase)

• Buying second home

• Buying with contingency to sale

• Buying new construction

• Buying while residing out of state 

• Buying with creative financing

• Buying for investment purposes

• Buying via lease purchase

1. Initial Meeting

2. Client Onboarding

3. Home Tours

4. Offer Prep and Submission

5. Negotiations and Offer Acceptance 

6. Due Diligence Period

7. Title Search and Appraisal

8. Underwriting

9. Final Walkthrough

10. Closing

• Each step of the process involves different tasks that you will be guided through with Chan Phillips.

• If you need assistance with the financing process, it will be discussed during the initial meeting.

• The process from offer to closing averages 14 - 45 days in the Metro-Atlanta, GA area. It is important to remember every purchase is unique and have its own timeline based on negotiations.

• Proof of Identity

• Proof of Funds

• Buying Timeline

*If you are purchasing under a business, additional documents are required. Contact the team for more information. 

General items buyer(s) may need for the financing/underwriting process:

• Proof of Identity

• Tax Returns (last 2 years)

• Recent Pay Stubs and/or Bank Statements (last 3 mo)

• Credit Card Statements (last 3 mo)

• Investment, Insurance, and/or Loan Statements

• Recent Graduates (no prior income): Accepted Job Offer Letter, Degree (earned in last 12mo.)

• Minimum Credit Score (based on our lender partners)

  • Lease Purchase Option: 550

  • USDA & PATH Loan (100% financing): 580 (min 640 for better rates faster processing)

  • FHA Loan: 580 (min 680 for better rates and 3.5% down payment)

  • Conventional Loan: 650 (min 740 for better rates and 10% down payment) 

  • Jumbo Loan: 700 (min 760 for better rates and 20% down payment)

  • Private Investment Loan: 650 (min 720 for better rates and lower down payment; LLC required)

• No Bankruptcy in Last 2 Years (Last 12 months for Lease Purchase Option)

• Debt to Income Ratio is an important factor considered during the finance process as well. 

*Entrepreneurs: Alternative finance partners available for non-traditional income  (i.e. 1099, LLC, etc.)

Tip: Keep a designated folder/file to store all of your documents during this process 

• Avoid changing careers: maintain financial stability

• Avoid new loans: maintain a healthy debt to income ratio 

• Avoid applying for credit: maintain a healthy credit score

A healthy number to average is 7% of purchase price up to $450,000.  A minimum of 10% plus is recommended for higher priced purchases. It is important to remember every buyer is unique with their own special circumstances (i.e. finance type, interest rate, etc.) Here are a few items your reserves may cover:

• Earnest Money

• Loan Down Payment

• Mortgage Points

• Mortgage Insurance

• Closing Costs (attorney fees, title search, pro-rated taxes, etc.)

• Commission 

• Inspection

• Appraisal

• HOA

*Based on metro-Atlanta, GA real estate market.

• Selling after a previous attempt 

• Selling for the first time 

• Selling to buy 

• Selling to retire

• Selling to relocate out of state / country

• Selling inherited property

• Selling while residing out of state 

• Selling for financial health

1. Initial Meeting

2. Client Onboarding

3. Pre-Market  (photos/content, staging, marketing, etc.)

4. On Market (open house and/or showings)

5. Offer Negotiations and Acceptance

6. Due Diligence Period

7. Title Search and Appraisal 

8. Clear To Close

9. Move Out + Cleaning Confirmed (if needed)

10. Closing

• Each step of the process involves different tasks that you will be guided through with Chan Phillips.

• The process from offer to closing averages 21 - 45 days in the Metro-Atlanta, GA area. It is important to remember every sale is unique and have its own timeline based on negotiations.

• A cash offer varies from the traditional selling process above. We can close as quick as 14 days. Ask about our cash offer program.

On Market

• Traditional (for sale sign, lockbox, showings)

• Marketing + Advertising (professional photos/videos, staging, open houses, etc.)

• Move In Ready Condition 

• Generally offers Top Dollar due to greater buyer exposure

• Offers Vary (depends on local market activity, property condition, and location)
  
  

Off Market

• Receive Cash Offer (from our buyers) + Close As Soon As 14 Days 

• Skip Marketing + Advertising

• Property In Any Condition (except fire)

• Quick Close 

*Both Options Available with Yellow RealtyCo.

Banks and lenders do not rely on algorithms or software; neither should you. Lenders always have an in person valuation completed by a licensed professional (i.e. appraisal, broker price opinion, experienced agent, etc.) to determine the value of a property before loaning funds.  Consult Yellow RealtyCo for an accurate property valuation.

• Know where you are going next; have a game plan if you are living in the house you're preparing to sell. You'll be surprised how many forget this step.

• Have a desired selling timeline in place  

• Review your numbers (mortgage payoff, HOA fees, etc.)

Get Started Online

Current market conditions in your local area (i.e. location, school district, neighborhood, desirability, etc.) dictates average sales times; in addition to selling on or off market.

*As of  January 2026 in the Metro-Atlanta, GA area, the average time it takes to receive and accept an offer (days on market - DOM) is 7 - 52 days depending heavily on the exact location + marketing strategy.

A good rule of thumb is to have at least 15–20% of the purchase price plus a "cash float" of 10% of the renovation budget available in liquid capital. While the loan covers the bulk of the cost, you’ll need funds for the down payment, closing costs, and paying contractors upfront before your first "draw" reimbursement.

Investors typically use a Hard Money Loan or a Private Money Loan. These are short-term (usually 6–12 months) asset-based loans designed specifically for distressed properties that traditional banks won't touch. They prioritize the property's potential value (After Repair Value, or ARV) over your personal credit score.

Our private funding partner allows you to experience the full project cycle from purchase to resale with Yellow Realty Co. 

The journey follows five main stages:

1. Acquisition: Finding a distressed property and securing the loan.

2. Planning: Finalizing your Scope of Work (SOW) and permits.

3. Renovation: Executing the rehab and managing the "draw" process.

4. Staging & Listing: Making the home "market-ready" and selling it.

5. Payoff: Selling the property, paying off the loan, and collecting your profit.

A draw is the release of your renovation funds in stages. Once you complete a milestone (like a new roof or electrical), you submit a request, an inspector verifies the work, and the lender reimburses you for that portion of the budget.

It is almost always a reimbursement. You pay your contractors for the work completed, and the lender "draws" from your loan escrow to pay you back. This is why having a cash "float" is essential to keep the project moving.

You should walk the property with a contractor before closing. Create a detailed Scope of Work (SOW) that lists every repair, from paint to plumbing. Always include a 10–15% contingency fund for the "hidden surprises" that inevitably happen once you open up the walls.

Utilizing our experienced team that has completed multiple renovation projects in the area provides you with a sense of peace. 

Most hard money lenders only charge interest on the outstanding balance (the money they have actually sent you). You aren’t usually charged interest on the renovation funds still sitting in the lender’s escrow until you actually draw them out.

This is a classic investor's guide: You should aim to pay no more than 70% of the After Repair Value (ARV) minus the cost of renovations. For example, if a house will be worth $300k fixed up, and needs $50k in work, your max purchase price should be around $160k ($210k - $50k).

The lender’s commitment is usually capped at the initial loan amount. If you go over budget, you are responsible for covering the difference. This is why accurate project management and a solid contingency fund are vital to protecting your profit.

Most flip loans have a term of 6 to 12 months. If you need more time, many lenders offer extensions, though they may come with additional fees. Our project management services help ensure you stay on track to avoid these extra costs!

While a flip focuses on broad buyer appeal and cost-efficiency, a Fix and Hold for STRs focuses on durability and ROI. We prioritize high-traffic materials (like luxury vinyl plank flooring) and "statement features" (like accent walls or coffee bars) that specifically drive higher nightly rates and better reviews.

Yes, if you are using a bridge loan or a renovation-to-permanent loan. The process is the same: funds are released in stages as construction milestones are met. Our team manages these requests so your renovation stays funded and on schedule.

Unlike a flip, we don't just look at "comps" for the sale price. We analyze the Revenue Potential. We invest more in areas that guests value most—kitchens, outdoor entertainment spaces, and primary suites—ensuring every dollar spent contributes to a higher ADR (Average Daily Rate).

We do both! With our real estate sales expertise, we can help you identify "undervalued" properties in high-demand zones. We look for specific STR "gold mines," such as homes with extra dens that can be converted into bedrooms or large backyards perfect for amenities like hot tubs and fire pits.

We do both! With our real estate sales expertise, we can help you identify "undervalued" properties in high-demand zones. We look for specific STR "gold mines," such as homes with extra dens that can be converted into bedrooms or large backyards perfect for amenities like hot tubs and fire pits.

Immediately. Our management side consults during the "Fix" phase to ensure we are installing smart-home tech (keyless entry, noise decibel sensors, smart thermostats) and durable fixtures before the drywall is finished. This prevents expensive retrofitting later.

Our goal for a Fix and Hold is to minimize "vacancy time." By running the Interior Design and Marketing phases concurrently with the final stages of renovation, we typically aim to have your listing live and accepting bookings within days of the final construction cleanup.