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 undertaking as we communicate,” she stated. “We’ll end our twentieth undertaking in a few weeks, after which now we have two extra within the pipeline.”
The Dayton native invests the place she grew up for affordability, and since rebuilding previous blocks brings her a lot pleasure.
How She Obtained Began, and Why Dayton
McCormick had all the time wished 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 houses in her hometown had been extra inexpensive. The neighborhood mission issues, too: She loves going into these communities and rehabbing properties to boost these areas.
Technique and a Dwell Instance
McCormick’s technique is easy: repair and promote.
“Our funding technique proper now remains to be rehabbing houses to promote,” she stated. “We get houses 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 way of Public sale.com, the newest one in June 2025. She targets about six to eight weeks for a rehab.
A present undertaking was bought at a tax public sale for $80,000, with about $70,000 into rehab up to now. She plans to record 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 circumstances 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 test on the progress, with FaceTime check-ins with the contractor in between.
The Contractor Who Stayed—and Stayed
McCormick’s Dayton community spans associates who deal with small errands to a contractor who grew to become household. Early on, a subcontractor lingered after hours whereas she toured a stranger by way of a home, staying primarily to make sure she was secure.
“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 along with her: “Contractors can make or break you… So having a contractor that I can belief is a serious win.”
Due Diligence, Prices, and Early Classes
McCormick urges newcomers to check the method, observe in particular person, and construct a conservative price range.
Analysis is essential, she stated, whereas additionally running 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 eventualities, 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, but it surely delivered the arrogance 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 adjustments.
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 owners come outdoors to work on their very own locations, and even ask her crew for assist.
“A rehab undertaking can’t solely improve the neighborhood, however encourage the neighborhood in some methods,” McCormick added.
Recommendation to Begin As we speak
Schooling first. McCormick suggests listening to podcasts and studying books. She additionally stated that she discovered Auction.com by way of 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 yr earlier than you’re snug. Then construct your native community the best way 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 suits a busy investor’s actuality: Decide a market you perceive, purchase with a margin of security, and depend on individuals you belief.
