Illustration of Joe Homs advising an investor outside a home renovation

For investors · Investing in Orange County since 1977

Invest with a mentor,
not a guru.

I have flipped homes and held property through every market since the 1970s. I teach my strategies for free. If your deal fits my criteria, I will buy it.

Run the flip math Book a free consultation

Your investing future depends on them

The questions everyone asks.

Plain answers to the questions I hear most. They are general notes, not legal or tax advice, and not a promise of profit.

I bought my first home at twenty and my first investment at twenty-two. My father dragged me to fix-and-flip jobs in the early 1970s. Fifty years later, I teach what he taught me, for free.

Investing since: 1977
Closed transactions: 600+
Books written: 8

How do I get started in real estate investing?

Pick one strategy and learn the numbers before you buy.

In Orange County, that means recent sales, repair costs, and how you will pay for the house.

I teach the basics for free, in meetups and one-on-one, so you can try a niche before you spend a lot.

Read the beginner house flipping guide.

Is this the right time for me?

The right time depends on your cash, your time, and the deal in front of you.

I have invested through buyer’s markets, seller’s markets, and high and low rates since 1977.

If the numbers work and you can hold through a delay, it can be a fit. If they do not, wait for a better house.

How do I value a deal?

Start with what a fixed-up home like it would sell for.

Subtract the price, repairs, holding costs, and selling costs, and leave room for surprises.

The flip math on this page uses that same order.

Read profitability metrics for house flipping.

How do I grow my portfolio?

Grow one deal at a time.

Finish a flip, or buy a rental that pays its own bills, then use what you learned on the next one.

A mentor can help you pass on the deals that look good and are not.

Where do I find a mentor who won’t charge thousands for advice?

Look for someone who still buys and sells, and who will show you the real numbers.

I teach my strategies for free, in groups and one-on-one. I will not charge you thousands for a course.

Book a free consultation and bring a deal, or just a question.

What is the 70% rule in real estate investing?

The 70% rule is a rough screen for what to pay on a flip, not a promise of profit.

A common form says to pay no more than 70% of the after-repair value, then subtract repair costs.

On a $500,000 after-repair value with $50,000 of repairs, that points to a top price near $300,000, and Orange County deals still need the full cost sheet.

Read how flip profit is measured.

How long does it take to flip a house?

Most flips take months, not a weekend.

A common range is about three to six months from purchase to sale, plus time to find the house, and yours can be shorter or longer.

Permits, repairs, and the sale itself all change the clock, so plan holding costs for the whole time.

Do I need a real estate license to flip houses?

You do not need a license to buy a house, fix it, and sell your own property.

A license matters when you act for other people, California sets those rules, and many investors later get licensed so they can list homes.

This is general information, not legal advice.

Read legal considerations in house flipping and why some Orange County investors also get a license.

How much money do I need to start flipping houses?

There is no single dollar amount, and no promise that a set sum will be enough.

You need money for the purchase or down payment, repairs, holding costs, and a cushion for surprises.

Some people start with less cash by wholesaling, or with a lender, a partner, or retirement funds, but none of that guarantees you will qualify.

Read financing options for house flips.

What is the difference between wholesaling and flipping?

Flipping means you buy the house, renovate it, and sell it.

Wholesaling means you get a property under contract and assign that contract to another buyer, often with less of your own money.

Wholesaling can be a first step, while flipping is where you do the work and keep the resale profit.

Read Flipping the OC and Wholesaling Real Estate in California.

Investment done right

What I bring to your deals.

01Free education

Learn from someone who still does it.

Investing is hard enough. You should not have to pay a guru tens of thousands. I will teach you the strategies that work for me. It is free, in groups and one-on-one.

02Trusted mentoring

Fifty years of every kind of market.

I have seen buyer’s markets and seller’s markets. I have seen high and low inflation, and rates up and down. I have invested through all of it. I will help you with your next deal.

03I’ll buy your deal

A buyer you can count on.

All I ask is to see what you are working on. If your deal fits my criteria, I will buy it from you. That is how real investors work.

Text me your deal

Flip math, live

Run the numbers like I do.

This is the order I use on every flip. Scroll and watch a real Orange County deal come together, one line at a time.

The deal3 bd · 2 ba · Lake Forest

After-repair value: $1,050,000
Purchase priceBought below market from a motivated seller.: minus $720,000
RehabMedium rehab: kitchen, baths, floors, paint.: minus $95,000
Holding & financingSix months of loan, taxes, insurance and utilities.: minus $42,000
Selling & closingCommissions, escrow and title, about 6%.: minus $63,000
Profit12.4% of ARV: $130,000

Illustrative numbers. Run your own deal with Pellego’s flip analysis.

01Start at the end
What will it sell for?
Pellego finds fixed-up, flip-ready comps. It estimates the after-repair value, or ARV: $1,050,000.
02Buy right
The profit is made when you buy.
The purchase price here is $720,000. Pay too much at this step and nothing later can save the deal.
03Scope it
Price the work before you own it.
A medium rehab scope prices materials and labor up front. You do not have to guess at the walkthrough.
04Count the clock
Time costs money.
Every month you hold the house, you pay interest, taxes, and utilities. A tight schedule protects your margin.
05Sell it
Know what you keep.
After selling costs, $130,000 is left. That is a 12.4% margin on the ARV. That is a deal I would do.

Professional investor tools

The analysis, done for you.

When you are ready to invest, I will get you into Pellego’s pro tools. They are the same ones I use on my own flips.

Flip & rental magic
Estimate the after-repair value, or ARV. You can also see cash flow and equity growth. The tool finds comps that are already fixed up, like a flip.
Property analysis
Look up any address. See the comps, beds, baths, and recent listings, with links to the MLS.
Flip analysis
Flip costs fill in on their own. Adjust them for your loan and see the profit.
Rehab analysis
Five scope-of-work templates price materials and labor. They run from light upkeep to a full gut rehab.
Comp analysis
A model trained on past flips picks fixed-up comps and estimates value. It goes past a simple price per square foot.
Rental analysis
See this month’s cash flow, and the longer track, for any rental you are considering.

There’s a niche for you

Strategies I teach.
I wrote the books.

Browse the library

Calculator and notepad used to run the numbers on a real estate investment

Retirement accountsInvesting with your IRA or 401(k)Put retirement money to work in real estate. The gains can keep growing with tax advantages.

Architectural plans spread on a desk for a multi-family property review

Free toolMulti-family cashflow analyzerSee rents, expenses, financing, and cap rate for a duplex or a larger building. It is all on one sheet.

Three minutes with Joe

Learn more about investing with me.

Real estate team celebrating with a high five — Orange County investor meetups

Investor meetups

Learn in a room full of doers.

These days I flip homes with my daughter Melissa and my son-in-law Ryan. That leaves time to teach. I host meetup groups in Orange County, and I teach one-on-one. Beginners and experienced investors are both welcome.

We hold strategy nights on flipping, wholesaling, subject-to, and more.
We break down real deals, with the numbers on the table.
You meet lenders, contractors, and other active investors.

Book a free consultation
Phone, coffee, or lunch. We get clear on your goals and where you are today. Beginners and experts are both welcome.
Find your niche
There are many ways to invest. I will show you the ones that fit you. You can test them with free education.
Invest with confidence
You will know your next steps at any level. If a deal fits my criteria, I am a ready buyer.

Investors in their words

Deals done. Lessons shared.

“I completed five flips since then, and I am very grateful to Joe for giving me tips and insight whenever I needed them.”

Han OhOrange County investorInvestors

“He took the time to show me one of the properties he was making an offer on and how he gets to his offering price.”

Jeff ShortleyWholesaling investorInvestors

“Highly experienced, knowledgeable and most importantly, honest and trustworthy.”

Audrey H.Orange CountyInvestors

“I have known Joe for almost 10 years. He is an amazing person. He has been helping real estate investors for free for as long as I have known him. With his 50 years of real estate experience, there is nothing that he doesn't know about this business. Unlike all those "Gurus" out there that mostly are interested in making money from real estate education, Joe is completely hands on with his real estate brokerage and his whole selling and flipping business. In addition to his exemplary work with his real estate agents, he offers free one-on-one consulting to anyone that is or wants to be in the real estate investing field. If you are in the Orange county area, I would definitely recommend that you attend one of Joe's meetup and get to know him”

Jason VInvestors · Agents

“Joe is an amazing broker, investor and mentor. He took me from knowing nothing about real estate to flipping and buying my own properties in less than 12 months. I am continuing to learn and work with Joe. I recommend anyone use Joe for anything related to Real Estate.”

Alex BarnettInvestors

“Joe has so much knowledge and wisdom and is very willing to share. His insights were extremely helpful and informative. We thoroughly enjoyed our conversation with him and look forward to additional conversations as we progress in our real estate investing journey.”

Louie FranciscoInvestors

“Joe is one of the most experienced and knowledgeable realtors I know. His career, his clients far exceeds others in the industry. Whether you are a homeowner or a real estate, investor Joe’s ability to handle your transaction, buying or selling, will stand second in them”

Michael MorawskiBuyers · Sellers · Investors

“Joe Homs is the fricken man, whatever real estate question you got, I’m sure his vast experience has it covered. He was generously willing to meet with me (completely new to the industry), and not only gave me a clear path to follow, but also all the resources I might need. Looking forward to closing some deals with his guidance, God bless”

Ken BadilloInvestors

“We’ve worked with Joe Homs and Pellego for several years now. He’s helped us sell property, purchase a dream home, and manages a rental property for us. Joe is truly top notch in his field, and we couldn’t be happier or more grateful for all of the services and quality support he provides. Thank you Joe!”

Jacquie TwomblyBuyers · Sellers · Investors

“Joe is the most knowledgeable Broker that I have been around. Not only that, but he makes time for EVERYONE at the brokerage (including individual sessions). The amount of tools, resources, and dedicated time Joe commits to agents and investors is incredible. The content and training he provides are off the charts. Joe has a proven track record that shows all of the success and longevity in the Real Estate business. With that comes a lot of knowledge and advice, which he shares with everyone. It is undeniable that Joe prides himself on helping in making others successful, and that is admirable. More than that, he is just a stand-up guy. Everyone loves being around him; he is a genuine and good person, Real Estate or otherwise. Thank you, Joe, for always being there to help and advise when I need it. I am lucky to have you as our head Broker, and I look forward to continue growing with you and Pellego. Sincerely, Eric Oles”

Eric OlesAgents · Investors

“Joe has offered an incredible amount of insight and guidance into real estate investing. Beyond being a seasoned real estate investor and mentor, he has demonstrated a high level of trust and ethics in doing business with because he follows his word and has shared valuable knowledge for free. He doesn't cut corners and goes the full mile for his clients. I would strongly suggest Joe for anything real estate related including listing homes, selling distressed properties, becoming a realtor, and many more things real estate related.”

Joe MinahanInvestors

“My experience with Joe has been exceptional. With over 40 years of experience, he brings an incredible depth of knowledge and insight to everything he does. He genuinely puts his clients, agents, and investors first, and his philosophy is clear—money never leads; it follows when you consistently do the right thing. I highly recommend working with Joe.”

RAMIAgents · Investors

“I'm so thankful I found Pellego and Joe to hang my license with. I'm an agent and I was looking for an investor friendly brokerage. Pellego sounded great and exactly what I was looking for. What I didn't expect was to get such an awesome broker, Joe, who would provide amazing support. He is passionate about real estate, investing, and sharing his knowledge to help others to be successful. He also freely shares his vast resources and connections which has been so helpful. I will never leave Pellego and Joe!”

Melissa GriffithAgents · Investors

“Joe is an excellent resource for all your real estate needs. Whether you're looking to buy/sell a home or you're an investor and need to tap into his 40+ years of experience. Joe is very prompt and goes out of his way to make himself available to you. Highly recommended!”

Reza ZBuyers · Sellers · Investors

“Never worked with a better broker. As an agent he’s been very helpful and has shared knowledge with me that can improve my business in ways I never thought possible. Whether you’re looking to invest in properties or become an investor-friendly agent, he’s the one to go see! So glad to have connected with Joe & the Pellego team!”

Stefanie GrayAgents · Investors

“Joe Homs is one of those individuals that are "old school" meaning he is honest, helpful, giving, and very knowledgeable! He is a rare jem, in a world full of phony balonies! Joe has helped me obtain a new career as a realtor and has been available for questions 24/7. I just can't say enough good things about him, because it would fill this entire page. I highly recommend Joe as a mentor, coach, and realtor. If you need any kind of real estate investing, Joe is your man. Thanks Joe! George J.”

Kingdom Come LLCAgents · Investors

“Joe met with me for a cup of coffee and answered questions I had about real estate. He clearly has a lot of experience as a realtor, broker, and investor. He did not need to take time out of his day to help me and I was very thankful for his time.”

Dylan CostelloInvestors

“Joe Homs' meetups are a great place to network and learn about real estate investing. He is very knowledgeable in the field and offers valuable insights.”

Sara PalaciosInvestors

“Joe is super helpful and is always ready to answer any questions. He’s given me a lot of guidance so far in my investing journey and has offered to go above and beyond to make sure I’m on the right track. I would highly recommend Joe as a mentor!”

Jenni CouryInvestors

“Joe is a very knowledgeable and experienced broker and investor that has helped me a lot in analyzing and closing on great opportunities throughout Sothern California.”

Bassam HelouInvestors

“Joe is a great guy,best property manager we've had.”

John DInvestors

“Joe is such a great mentor. I am so lucky to have found him. He is always available to answer my questions, even at 8,9 pm. He is very experienced and knowledgeable. I have learned a lot from him about property analysis. I hope we can continue to work together for years to come :)”

An LeInvestors

From my YouTube channel