Sue McCormick is 5 years right into a plan she lengthy postponed whereas elevating two youngsters as a single mother. “We’re engaged on our twentieth venture as we communicate,” she stated. “We’ll end our twentieth venture in a few weeks, after which we have now two extra within the pipeline.”
The Dayton native invests the place she grew up for affordability, and since rebuilding outdated blocks brings her a lot pleasure.
How She Bought Began, and Why Dayton
McCormick had at all times needed to take a position, however waited till life allowed it. Podcasts had been the on-ramp that constructed confidence and a roadmap. She focused Dayton as soon as she realized that properties in her hometown had been extra reasonably priced. The neighborhood mission issues, too: She loves going into these communities and rehabbing properties to boost these areas.
Technique and a Reside Instance
McCormick’s technique is easy: repair and promote.
“Our funding technique proper now continues to be rehabbing properties to promote,” she stated. “We get properties primarily from auctions, websites like yours [Auction.com] particularly.”
Eight of the 20 properties McCormick has bought within the final 5 years have been by Public sale.com, the latest one in June 2025. She targets about six to eight weeks for a rehab.
A present venture was bought at a tax public sale for $80,000, with about $70,000 into rehab to date. She plans to checklist it for about $269,000.
Why Auctions Beat the MLS (for Her)
McCormick stated she sees higher pricing at public sale than on the MLS, and he or she’s upfront concerning the trade-off: Inside situations are sometimes unknown.
“I’m not essentially afraid of going right into a home that I haven’t seen photos of,” she stated. That threat tolerance is offset by potential reductions.
Managing From 500 Miles Away
Ohio’s on-line foreclosures auctions make a long-distance technique workable. As a long-distance investor, McCormick can get within the recreation with out having to bodily fly to Ohio for each public sale. She has even bid on her cellular phone whereas touring or on trip.
Division of labor helps. She primarily sources the offers whereas her daughter goes to Dayton to verify on the progress, with FaceTime check-ins with the contractor in between.
The Contractor Who Stayed—and Stayed
McCormick’s Dayton community spans pals who sort out small errands to a contractor who grew to become household. Early on, a subcontractor lingered after hours whereas she toured a stranger by a home, staying primarily to make sure she was protected.
“From that second on, I had a reference to this contractor,” she stated. “He has been with us for 5 years.” And the lesson caught together with her: “Contractors could make or break you… So having a contractor that I can belief is a significant win.”
Due Diligence, Prices, and Early Classes
McCormick urges newcomers to review the method, observe in particular person, and construct a conservative price range.
Analysis is crucial, she stated, whereas additionally working comps, making an attempt to see inside if the property is vacant, and speaking to neighbors as high issues to realize. When estimating prices on public sale buys, she plans for worst-case situations, resembling new plumbing, updating {the electrical} system, and changing the roof.
One warning McCormick identified was that underestimating can actually kill a deal. Her first public sale win had undiscovered kitchen-fire injury. They didn’t make some huge cash, however it delivered the boldness to maintain going.
Title vigilance is one other takeaway. After experiencing deed fraud on a property, she now recommends enrolling in a county alert that flags deed modifications.
Neighborhood Ripple Results
Rehabs have turned out to be a motivator for neighbors, not only a stability sheet win. “The neighbors are affected. They really feel higher,” McCormick stated.
As initiatives progress, she’s watched extra householders come exterior to work on their very own locations, and even ask her crew for assist.
“A rehab venture cannot solely improve the neighborhood, however encourage the neighborhood in some methods,” McCormick added.
Recommendation to Begin At the moment
Schooling first. McCormick suggests listening to podcasts and studying books. She additionally stated that she discovered Public sale.com by the BiggerPockets podcast, and at one time was listening to 2 to 3 BiggerPockets episodes a day.
If auctions are your path, she additionally stated to attend some, even when it’s important to do it for a 12 months earlier than you’re comfy. Then construct your native community the way in which she did—by exhibiting up at auctions, {hardware} shops, and on-line neighborhood teams—so that you’re not alone when points come up.
McCormick’s story matches a busy investor’s actuality: Choose a market you perceive, purchase with a margin of security, and depend on individuals you belief.
