Quote · BiggerPockets Real Estate Podcast
If House Flipping is “Dead,” How Is She Flipping 10+ Houses THIS Year?
Where this was said
Commissions and Closing Costs: How to Underwrite Them Right
At 9:57 · chapter starts 9:25
With ARV strategy covered, Henry shifts the conversation to costs — starting with commissions and closing costs. Dominique's biggest move of 2025 was getting her real estate license, which she says saves her at least 2.5% per listing — adding up to hundreds of thousands of dollars per year across a 10 to 12 deal annual pace [1] — Dominique Gunderson "2.5% agent commission savings: By getting her real estate license in early 2025, Dominique saved at least 2.5% on commissions per deal, add…" 10:25 . She also notes an unexpected benefit: direct access to buyer feedback that's nearly impossible to get secondhand from an agent. Henry takes a different approach, always underwriting a worst-case 6% total commission regardless of what he actually negotiates, keeping his offer prices anchored to the pessimistic scenario. On closing costs, Henry flags the most common and costly beginner mistake: only budgeting for sale-side closing costs [2] — Henry Washington "Closing costs on buy AND sell: A common flipper mistake is only budgeting closing costs for the sale — forgetting the purchase-side closing…" 13:19 . Forgetting purchase-side closing costs can be a several-thousand-dollar blindspot on every deal. His solution for newcomers who don't have historical data is to request a preliminary HUD statement from a title company using the property address.
Dominique Gunderson got her real estate license in early 2025 and it changed her business. Saving 2.5% on every listing adds up to hundreds of thousands of dollars per year across a 10–12 flip portfolio. The bonus: direct buyer feedback that sharpens every future renovation decision.
By getting her real estate license in early 2025, Dominique saved at least 2.5% on commissions per deal, adding up to hundreds of thousands of dollars annually.
Henry Washington always underwrites assuming 6% in realtor commissions as a worst-case scenario, even if he rarely pays the full amount.
Most flippers only budget for closing costs on the sale. That's only half the picture. Failing to account for purchase-side closing costs is one of the most common and costly underwriting errors, quietly eroding margins that were already razor thin.
A common flipper mistake is only budgeting closing costs for the sale — forgetting the purchase-side closing costs that also eat into profit.
