Aug. 1, 2025
From Hesitation to House Flip - Briana's $38,000 First Flip Journey
Ever caught yourself driving past a run-down house thinking, "Someone should fix that up"? That's exactly where Brianna Sisk's journey began before she turned that fleeting thought into a $38,471 profit on her very first house flip. From X-ray technician to midwife-in-training to full-time house flipper and stay-at-home mom, Brianna's story captivates because it's rooted in a challenge we all face: getting out of our own way. For months, she hesitated to announce her new venture, trapped by ...
Ever caught yourself driving past a run-down house thinking, "Someone should fix that up"? That's exactly where Brianna Sisk's journey began before she turned that fleeting thought into a $38,471 profit on her very first house flip.
From X-ray technician to midwife-in-training to full-time house flipper and stay-at-home mom, Brianna's story captivates because it's rooted in a challenge we all face: getting out of our own way. For months, she hesitated to announce her new venture, trapped by what others might think in her small Tennessee town. The transformation came when she finally took the leap—within just three days of going public on social media, she had her first potential property.
What makes this episode particularly valuable is the detailed breakdown of real numbers and practical solutions. Brianna shares exactly how she purchased a 112-year-old house for $70,000, navigated a full gut renovation despite busted pipes and contractor hiccups, and ultimately sold the property for $225,000 after just seven days on market. Her creative financing approach combining hard money lending with a home equity line of credit offers a blueprint for listeners facing similar funding challenges.
Beyond the impressive profit margins lies the more profound message about trusting yourself and finding community. As Brianna emotionally reflects, "I could not have done this without you ladies... any doubts or issues I had, it was so easy to reach out and I had a whole team just right there giving me answers, giving me encouragement."
Ready to stop being your own stumbling block? This conversation between Coach Sis and Brianna delivers both the tactical tools and the emotional permission slip you need to take that first step. Whether you're considering your first flip or your fiftieth, their candid discussion about scheduling subcontractors, managing timelines, and overcoming imposter syndrome will leave you inspired to turn those "someone should" thoughts into "I will" actions.
GOODIES
1. THE book on women flipping houses is here! Click here to grab the digital download of my new book for just $4.99! Just as everything else we do is different, so is FLIPPED: Lessons and Stories of Women Flipping Houses and Facing Their Fears.
2. Sick of sitting on the sideline watching other people do the thing you want to be doing? Are you FINALLY ready to do what it takes to flip your first house and want incredible step-by-step training and support to get you there faster? Click here to see if we may be a fit to work together.
3. Follow That Flip! Follow this 8-part video series as we flip a house!
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The Flipsisters
Leaving people and places better than we find them.
00:00 - Podcast Introduction with Debbie
02:30 - Meet Brianna: From Medical Field to Flipping
05:45 - Finding Her First Property Through Social Media
10:05 - Funding the Flip: Hard Money and HELOC
11:23 - Managing a 112-Year-Old Gut Renovation
14:24 - Transformation and Staging: The Rewarding Parts
19:15 - The Numbers: $38,471 Profit on First Flip
22:25 - Lessons Learned and Future Plans
28:20 - Closing Thoughts: Don't Let Yourself Get in the Way
WEBVTT
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You're listening to the Flip Houses Like a Girl podcast, where we educate, empower and celebrate everyday women who are facing their fears, juggling family and business, embracing their awesomeness and wholeheartedly chasing their dream of flipping houses.
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Each episode delivers honest-to-goodness tools, tips and strategies you can implement today to get closer to your first or next successful house flip.
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Here's your spiky-haired breakfast taco-loving host.
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House flipping coach Debbie DeBere.
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Hey y'all, it's Debbie and it has been a minute.
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I know it's been a while since we dropped a new episode, but we're back and I really couldn't be more excited about what's to come.
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You know how much I love sharing the real stories of women out there flipping houses, facing their fears, building businesses and really changing their lives.
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But with everything going on behind the scenes, it's really just been hard to give this podcast the time and consistency it deserves.
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So I'm really pumped to share that I'm going to be passing the mic to our incredible Flip Sisters community.
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So the podcast has always been about amplifying the voices of women who are flipping their fears, flipping houses and flipping the script on what's possible.
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And now we're taking that mission even farther.
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We've got an amazing team of house flipping coaches who've walked the walk.
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They've negotiated the contracts, battled the contractors and finished flips, and now they're stepping into the hostess seat to help share these powerful stories.
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In each episode, one of our coaches will be interviewing one of our members and sharing all about their flip.
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While I won't be on the mic every episode, I will always be in the background cheering everyone on and, trust me, you're in great hands.
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These coaches are truly passionate about supporting women just like you who want to step into their power and create lives they love.
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So whether you're on your first flip or your hundredth flip or somewhere in between, welcome back.
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We're really glad you're here.
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This first podcast is between longtime real estate investor and Flip sister Coach Sis.
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She's interviewing one of our members, brianna, about her very first flip.
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All right, let's do this.
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Hey Brianna, hi Sis, so why don't you start out by telling us a little bit about you?
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Tell us your name, tell us where?
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you're from.
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Tell us about your family, all of that, okay, all right.
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Well, I am Brianna Sisk.
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I live in Lawrenceburg, tennessee, which is a very small town at the very far south of Middle Tennessee.
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I am married to my high school sweetheart.
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We have two little boys.
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They are four and six.
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I have done several things before flipping houses.
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I have done x-ray.
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I've worked in CT, so I've got a little bit of medical background.
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I've worked in CT, so I've got a little bit of medical background.
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I trained a midwife for a little while.
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Oh wow, I didn't know that.
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Oh, yes, that was so fun.
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I still love that's, anything to do with birth, love that kind of stuff.
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But I did have to take a step back from that just because of my family, which is fine, but I loved every minute of it and I had an office job for a little while and then I started flipping houses.
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Yeah, now do that full-time as a stay-at-home mom.
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Now, and now you're flipping houses as a full-time stay-at-home mom.
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Because you started with us, you were working full-time.
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I was your one-on-one coach.
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Yes, I remember.
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I remember us doing your one-on-one calls and you were in your car on break at work.
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Yeah, yeah, so that that was one of my goals was to have time freedom to, you know, be able to be with my boys more, be with my family more, and so it's been wonderful that I've been able to get to that goal, because that was one of my main things.
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Yes, so I was just looking back.
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Everybody fills out the onboarding questionnaire, the mentoring questionnaire, when you first start, and I was just looking back at yours and that was the common theme all throughout your questionnaires I want more time with my boys.
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I want more time with my boys.
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I'm tired of asking for time off work and having somebody tell me that I can't stay home with them when they're sick, that I can't stay home with them on snow days, and you've got it.
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Oh yes, I'm there and I'm so thankful for it which my husband, thankfully, is a big supporter of that, you know he, he's able to support us financially to, you know, get through with me building my business, and so he's been really, really on board and supportive to help me help me achieve my goals and dreams.
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Yeah, yeah, and that very first flip that you completed.
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I'm sure that was a big help getting to that goal right, yes, oh, yes, yes, and it was so fun.
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I love it but it turned out so cute.
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By the way, it was adorable.
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You had some exposed brick in there.
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It was really beautiful yes, I'm very happy with how it turned out.
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It it it definitely turned out how I wanted it.
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That's the character that was in that home is definitely what I was wanting and I'm so happy that I got there.
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Yeah, your vision came to life, for sure, yes, yeah.
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And that well, let's kind of go back to the beginning of that Cause I think everybody's going to want to know how did you find it, how did you finance it?
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You know all of those good details, so maybe you can kind of walk us through your start to finish how you found it, you know making offers, you know, and then how you financed it and go from there.
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Yeah, okay.
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So I had been searching for a house for months.
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I guess at this point, through different methods that were taught in the program, just kind of low key that I could just do and nobody knew that I was doing it, which one of the biggest things that y'all teach us is tell everyone what you do.
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Tell everyone what you do.
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And I just kept saying, like I'm just not ready, like I'm being from a small town, everybody knows everybody, you know, it was intimidating for me to tell everybody that I'm flipping houses when I hadn't flipped a house yet it's vulnerable.
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Yes, yes, and that's that imposter syndrome.
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Absolutely, Absolutely, yeah.
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And so I finally worked up the courage.
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I had made a business page for a Facebook business page and Instagram business page.
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I had them made for a while, but I never like hit for them to be public.
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You know, I was kind of just keeping it to myself and I finally just got the courage to just do it.
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I just one day I was just like you know what, if I fail, I fail.
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If I do great, I do great, and everyone gets to see.
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And so I finally announced you know, I finally told everyone on my Facebook you know, this is what I'm doing, this is my business.
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Follow along if you want to see what it's like.
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Within three days, I had someone reach out to me that I went to hospital with.
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It was someone that I knew, and she just reached out and said, hey, we have a house that we own, that we do not live in, that we would like for you to look at.
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You know we're ready to sell it, Like we were going to fix it up, but we just really don't have the time.
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And so, would you want to come look at it?
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And I was like, oh, yeah, yeah, I'll come, and I think I went that day or the next to look at it and loved it.
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I was like this is perfect.
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And so we just kind of negotiated some prices and we finally came to a price that we both agreed on.
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That worked for me, that worked for them.
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I want to say that took place for three or four weeks.
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You know a little bit of back and forth on that and I actually had gotten to a point where I had said you know, this is what I can, this is the most that I can pay for the house.
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And they had actually turned it down and said you know, that's okay, that's okay.
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If you change your mind, just let me know.
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But you know that's just what I can do.
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And so they completely understood.
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And I mean, I think it was two weeks later, maybe I just get a message and she said you know, we've talked about it and we're good with that price, we're good with that.
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And so then we went under contract and I bought it and so to to finance it, I used hard money to pay for the house and the renovations and then for the gap funds and the carrying cost.
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There's plenty of those.
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We used a personal haylock to cover those and so- Okay, unlocked some of that.
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Yeah, money sitting in your own home, yeah and put that to work.
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Absolutely.
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Yes, it was a wonderful resource.
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I will say that because I I mean, I really didn't have money in my business account to do anything with, and so we solely relied on the hard money and the haylock yeah, so many different ways.
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There are so many different ways to fund a flip.
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A haylock is a great option.
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Private money lenders are out there.
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There's just tons and tons of great options for sure, absolutely, absolutely, and I was willing to do the private money.
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That's actually the route that I planned to take initially.
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And then I had heard the term HELOC thrown around and I think one day my husband actually was like why don't we use, you know, why don't we use our equity on our house?
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Like, we have that that we can tap into, like why don't we use that?
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And so we did.
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Absolutely Great.
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That's awesome.
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Okay, so you, you got to the closing table.
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There was no issues with title or anything like that, right?
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No, that all went pretty smoothly yeah.
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And then, were you your own GC or did you hire a GC to manage the project?
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So I was my own.
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My father-in-law is a contractor, so that was a very helpful tool in my back pocket because he really kind of held my hand along the way.
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I basically called him every single day because he was so helpful.
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In that sense I was very thankful for that.
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But yes, I did kind of manage everything with his help and his.
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I used a lot of his resources.
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You know he had a lot of people that I was able to use also.
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But yeah, I mean, for the most part I should have done it myself.
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Yeah, and so then through that process, was there any kind of like surprises or hiccups or anything that happened along the way?
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Tell us how the rehab went.
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Okay, so the majority of the rehab went great.
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There were definitely some hiccups, which the home was 112 years old and so it was pretty much a gut, and so we pretty much knew ahead of time what all we were getting into.
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There were a few things.
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The plumbing we were going to try to keep it had been updated.
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I mean it wasn't 112 years old, but we were going to try to keep that.
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The house had not been lived in for I think two years, but whenever we turned the water on, the majority of the pipes under the house were busted from just freezing during the winter.
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It was a small house and so it was not a big deal.
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My husband actually raided all the plumbing because he knew how, and that wasn't a huge deal.
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I would say my biggest hiccup was a situation with the painter which I talked to y'all about.
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That I remember that.
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I don't want to go too in-depth in it because I do live in a small town.
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But long story short, I did have to get another painter, and so it all worked out in the end.
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I did go over all my budget, for sure, on the paint, which that quote was a little higher than I was expecting in the first place, but then I had to pay two painters, so that was a little bit of a setback and that was probably my biggest stress in the whole thing.
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You know, like getting through that.
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So I listened to you talk about like it being a full gut, and so I was just having this conversation with another person I was coaching earlier today.
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Sometimes those full gut jobs are easier to manage, especially budget-wise, because you already know that everything needs to be replaced.
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So you're budgeting for everything, and so when those surprises come up, they're not as big because you've already budgeted to replace everything.
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I completely agree with that.
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Yes.
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I completely, completely agree with that, because I mean, because I was trying to think, you know, were there any big surprises?
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Well, we were already replacing everything, so there wasn't really.
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So I'm very thankful for that.
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Yeah, yeah for sure.
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So what was your favorite part of the entire flip process?
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Like this is, I know, I know, my favorite part of watching you was, but what was your favorite part of doing it?
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it's a hard question for me because I truly loved so much of it.
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Uh, so much.
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Probably my favorite part is the transformation.
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I mean the transformation is so rewarding, so rewarding and I loved.
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I was pretty hands-on with it, which I know some people aren't, but I enjoy, like I enjoy hands-on work, and so it was really fun to be involved with some of that, and I loved staging.
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I did my own staging.
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That was so much fun.
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I really loved all of it.
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It's hard to pick a favorite.
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What was your favorite part?
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My favorite part of watching you was seeing you have that realization early on of, oh my gosh, I have to tell people what I'm doing or this isn't going to work.
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Oh yeah, we had had that conversation, you and I, and it was like a light bulb went on and I loved that.
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As soon as you did it, it worked for you.
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Oh yeah, oh yeah.
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So many ways of finding flips out there, and I think we teach like 60 of them, right, 60 plus in our program, but they're all going to work differently in different markets, right.
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So it's a matter of testing, right.
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You have to try.
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You have to actually be willing to get out there and try, and so, seeing you trust that process and just go for it on something that is free Facebook and Instagram they are free, they do not cost you anything to market and it worked.
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It worked for you.
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Yeah, it's definitely that whenever I got finished with my flip, they do not cost you anything to market and it worked.
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It worked for you.
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Yeah, it's definitely that whenever I got finished with my flip, that was one of the first things I did afterwards was I actually took a social media course for, like business marketing, which the majority of the people there were small shops, boutiques, you know different things, and so it felt different for me because I was a whole different market that was there to learn.
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But I just early on, like I really saw the importance of social media for my business and I really wanted to learn and expand and get better at that, because that's something that I feel like is ever-changing and I just really wanted to continue on with that.
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I'm still executing other methods of finding houses, but it was definitely exciting that I got myself out of the way and it worked for me.
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Yes, right there, getting yourself out of the way.
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That's probably the hardest lesson to teach people is we're in our own way.
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We are the ones that are standing in our own way, and when you have that self-awareness and you can see that in yourself, that's when the really good stuff starts to happen.
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Yeah, you just got to do it scared yeah, you got to do it scared, you got to do it.
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Scared, yeah.
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So did you have any limiting beliefs or like mindset obstacles?
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I know we kind of talked about you know not wanting to put yourself out there on social media, but was there any other limiting beliefs or mindset obstacles for you before you did the whole process?
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I would say that was probably my biggest one.
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It's just worrying about what other people thought, which I mean, y'all teach us a lot.
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It doesn't matter what other people think, it's my life, you know, it's my business, and so I definitely did have to get over that, like I had to, like I said, get myself out of the way and get over that.
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I mean, there was definitely fear there of losing money in the process, you know, losing money that I didn't have and that that was all there.
00:17:41.182 --> 00:17:42.265
It was all there.
00:17:42.265 --> 00:17:56.435
But thankfully, with the program I felt so confident in what I was doing, you know, I felt confident like I haven't done this before, but I know what to do, you know, and so that really helped me.
00:17:56.435 --> 00:17:58.835
With that, I mean other than those.
00:17:59.678 --> 00:18:00.058
I don't know.
00:18:00.058 --> 00:18:02.436
I just kind of went for it.
00:18:03.057 --> 00:18:04.040
You did, you did.
00:18:04.040 --> 00:18:12.231
I definitely remember in having our one-on-one calls, thinking, yeah, this girl's going to do this, this woman is going to do this, this woman is going to do this.
00:18:12.231 --> 00:18:15.579
She's not going to stand by and let this pass her up.
00:18:15.579 --> 00:18:22.923
I just, you were a doer, you were an action taker and, like you said, doing it scared, and I could see that.
00:18:22.923 --> 00:18:25.252
So I knew it was going to happen for you, for sure.
00:18:25.272 --> 00:18:28.358
Well, thank you for saying that in me, even whenever I might not have seen it in myself.
00:18:28.358 --> 00:18:29.842
You did.
00:18:30.021 --> 00:18:30.844
You had it for sure.
00:18:30.844 --> 00:18:36.217
So we kind of we haven't talked numbers yet, so can we talk numbers a little bit?
00:18:36.217 --> 00:18:46.045
What was your purchase price and then renovation budget timeline, sale price and profit, and all of those things.
00:18:46.045 --> 00:18:46.424
Yes.
00:18:48.074 --> 00:18:50.342
So I bought the house for $70,000.
00:18:50.342 --> 00:18:55.393
Okay, so I bought the house for $70,000.
00:18:55.393 --> 00:18:55.773
Okay, it let's see.
00:18:55.773 --> 00:18:57.076
My renovation budget originally was 69,000.
00:18:57.076 --> 00:18:58.259
That's including buffers.
00:18:58.259 --> 00:19:00.109
You know that that was including my buffers.
00:19:00.109 --> 00:19:11.884
The total renovation costs wound up being 75,000, which was over, but I was still happy with yeah, that's not too bad the timeline.
00:19:11.884 --> 00:19:24.201
So I originally had estimated six months for renovations, three months on the market, you know, gave myself some wiggle room, so nine months total was my goal.
00:19:24.201 --> 00:19:34.298
The reno actually wound up being nine months, but then, thankfully, it was on the market for seven days and so that gave me about a month in escrow.
00:19:34.298 --> 00:19:36.624
So 10 months total.
00:19:36.624 --> 00:19:39.049
So I was happy with that also.
00:19:39.049 --> 00:19:48.803
And then it sold for $225,000, which was the original ARV was $200,000.
00:19:48.803 --> 00:19:57.903
So I was obviously tickled to death with that, and then my profit wound up being $38,471.
00:19:58.612 --> 00:20:00.239
$38,000.
00:20:00.239 --> 00:20:04.121
You made $38,000 on that first flip.
00:20:04.121 --> 00:20:05.676
That is phenomenal.
00:20:05.676 --> 00:20:12.135
I agree that's life-changing money for a lot of families.
00:20:12.897 --> 00:20:19.924
Absolutely, absolutely, which I'm so excited to have that to put towards my next flip.
00:20:19.924 --> 00:20:27.566
You know, like I'm, like I'm already itching to like spend that money on another house, reinvesting in yourself.
00:20:27.786 --> 00:20:28.207
Yes.
00:20:28.267 --> 00:20:31.195
Yes, you know, that is just proof, like, like.
00:20:31.195 --> 00:20:33.190
I mean, like, what's the saying?
00:20:33.190 --> 00:20:35.354
You gotta spend money to make money.
00:20:35.354 --> 00:20:39.762
That's what this is, yeah, yeah investing your money.
00:20:40.384 --> 00:20:41.290
That's so awesome.
00:20:41.290 --> 00:20:42.773
That's so amazing.
00:20:42.773 --> 00:20:53.863
If you think back across the entire flip, like the entire process, is there anything that you wish you would have done differently or you would have changed in?
00:20:54.925 --> 00:21:26.559
I know I'd mentioned in the group being my own contractor, you know, managing the project there were times that it would be a week or two and I'd be like nothing's even been done at the house this week and it would really stress me out, because time is money with this, you know you want to get it done and get it sold and so I do think that that was all error on my part whenever there would be lulls, because most of the time the lull would be waiting on the next person to come in.
00:21:26.559 --> 00:21:39.318
You know, like I was ready for them but they weren't ready for me on their list and I think that I could definitely manage the time better which I know that comes with experience.
00:21:41.045 --> 00:21:41.125
Yeah.
00:21:41.125 --> 00:21:47.769
So do you think maybe that was a little bit of a scheduling like, oh yeah, weren't sure when to schedule the next yep, definitely, definitely.
00:21:47.871 --> 00:21:56.051
You know, I would think I would have time and then something would get done really fast and then I was not ready for the next person.
00:21:56.051 --> 00:21:59.156
So so definitely, and maybe I could.
00:21:59.156 --> 00:22:01.787
I mean, I was, like I said, very hands-on.
00:22:01.787 --> 00:22:20.561
I don't feel like any of my projects that I gave myself really held me up, but some of the things that I did could have gotten in quicker if I just hired it out and which now, looking back, I had the wiggle room in my budget, but I was just my first flip.
00:22:20.561 --> 00:22:27.917
I was just trying to keep everything in budget, you know, and so where I could do things I would to save money.
00:22:27.917 --> 00:22:42.277
And so I think in the future I will probably hire out more things because I know now it's worth it to, because I know now it's worth it to pay to get it done faster.
00:22:43.018 --> 00:22:46.921
Yeah, I agree On so many of my early flips.
00:22:46.921 --> 00:22:50.846
I did all the painting, I love painting and I'm a good painter.
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