Built around the deal, not the invoice
A flip is a different animal than a homeowner remodel. The numbers have to work the day you close. Every week of carry costs eats margin, and every dollar spent on the wrong finish doesn't come back. Koam Development is a Florida licensed general contractor (CGC 1540767) that runs flips like investments — scope tuned to ARV, schedule held tight, and budget reported the way a lender or partner expects to see it.
We work with operators flipping 1–20 houses a year, plus out-of-state investors who need a contractor they can actually trust to make the right call on the ground.
Scope built for resale, not for taste
Before we put a price on anything we walk the comps. The scope you get back focuses on the items that move appraised value in that submarket — kitchens, baths, flooring, curb appeal, layout wins — and trims the items that don't. You'll see exactly what we'd skip and why.
Partner on the flip (optional)
On deals that fit, we'll co-underwrite the property with you and take part of our compensation as a share of net profit at sale instead of a markup on construction. Same finish line, same incentive to hit ARV and exit quickly. We'll tell you honestly which deals are a fit and which ones are better as a normal fixed-price contract.
What's included
- Pre-offer walk & scope estimate
- Line-item fixed-price bid
- ARV-aware finish recommendations
- Permits & inspections handled
- Weekly photo updates
- Profit-share partnership option
FAQs
→ Do you work with out-of-state investors?
Yes. A large share of our flips are for investors based outside Florida. We send weekly photo updates, run draws against a clear schedule, and act as your eyes on the property.
→ Will you give me a fixed-price bid before I close?
Yes. Once we walk the property and agree on the scope and finish level, we issue a line-item fixed-price proposal so you can underwrite the deal with real numbers.
→ Can you help decide what to renovate?
Yes — that's where most flips win or lose money. We focus scope on what moves ARV in that specific neighborhood and avoid spend that won't come back at resale.
→ Do you handle the permits?
Yes. We pull the permits in your (or your LLC's) name as the licensed contractor and coordinate inspections through final.
→ How long does a typical flip take?
Depends on scope and permitting. Cosmetic refreshes can be 6–10 weeks; full gut renovations with permits are typically 4–6 months in Miami-Dade. We give a realistic schedule before we start, not after.