What HGTV Won’t Tell You About Flipping Houses (But I Will)

This blog is written by Jen Josey, Real Estate Investor, and REIGN Coach. She is not a professional writer and writes as she talks, so put your red pen away. Jen is extremely opinionated but reserves the right to change her opinion at any time because, well, that's the way she rolls. Jen also finds it strange to write in the third person. Enjoy!

Before Vance and I got married in 2011, one activity we loved to do together was watching HGTV shows. Our favorite was Flip or Flop, which starred Tarek El Moussa and his now ex-wife, Christina. We loved watching how they would transform a space and, of course, all the drama that came along with it. Instead of being Armchair Quarterbacks dissecting football plays, Vance and I became Armchair Flippers, breaking down how differently we would have run the renovation. Tarek and Christina were a huge influence on our lives. If you had told me I’d be working side by side with Tarek a few years later, I would have told you to stop drinking so much. More on that later...

Fast forward to when we started our own flipping business, and let me tell you, what we thought we knew from watching Flip or Flop didn’t even scratch the surface. There was SO much more going on behind the scenes with our flips. From juggling contractors and budgets to navigating unexpected surprises like mold or structural issues, we quickly learned that real-life flipping was a whole different beast. Watching Tarek and Christina make it look so seamless on TV was one thing, but living it day-to-day was a crash course in patience, problem-solving, and hustle. Let’s just say, we learned fast that flipping houses isn’t all glamorous reveals and big paydays—it’s a grind.

Today, I’m pulling back the curtain on the glamorous world of real estate investing as portrayed on HGTV. Spoiler alert: it’s not all glitz, glam, and perfectly staged reveals.

The HGTV Fantasy vs. Reality

Let’s start with what HGTV does best: entertainment. They take a 6-month renovation project, condense it into a 60-minute episode, and make it look like flipping houses is a breeze. You see the before shots, a few “uh-oh” moments, and then BAM—cue the dramatic music and perfectly staged after shots. What they don’t show you is the stress, the sleepless nights, and the endless problem-solving that goes into every single project.

The reality is, flipping houses is messy. Contractors don’t always show up on time, budgets get blown, and sometimes you uncover surprises—like angry neighbors, faulty wiring, or a family of raccoons living in the attic. None of that makes for sexy TV, but it’s the real stuff that every investor deals with.

My Time with Tarek El Moussa

Now, let me spill some tea. I had the opportunity to coach for Tarek’s real estate education program for a few years. It was an amazing experience and put me on stages I never dreamed of. He’s a powerhouse in the industry, and his knowledge of flipping is unmatched. He’s smart. He’s driven. He knows his stuff. Total respect. But what struck me the most was how much of his time was consumed by filming. Every renovation decision, every conversation with his team, every step of the process had to be filmed, re-filmed, and filmed again from a different angle.

It’s exhausting just thinking about it, and I wasn’t even the one in front of the camera! And while Tarek thrives in that spotlight (you do you, boo), I realized one thing real quick: I NEVER want my own HGTV show. I’ve worked too hard to become my own boss, and the idea of being tied to a production schedule makes me break out in hives.

Here’s the thing: I didn’t get into real estate investing to have someone else tell me what to do. Producing a TV show is a full-time job, and it comes with all the headaches of being an employee again. No, thank you! I love being my own boss. I set my own schedule, choose my own projects, and make decisions that align with my goals, not a network’s ratings. Plus, let’s face it, I’m not about to let anyone dictate how I run my business. I’ve spent years building my brand and my reputation, and I’m not about to hand over creative control to a bunch of TV execs who think drama sells better than authenticity.

What HGTV Doesn’t Show You

Alright, REIGN Nation, let’s get real. HGTV makes real estate investing look like a dream: quick flips, huge profits, and not a hair out of place. But the truth? It’s a lot messier, way more stressful, and a heck of a lot harder than they make it seem. Let’s break down the stuff they don’t show you—the stuff that separates the dreamers from the doers.

1. The Grind

Here’s the thing: real estate investing is WORK. It’s not just picking out cute backsplash tiles or deciding between black matte or champagne gold drawer pulls. It’s spreadsheets, phone calls, and putting out fires all day long.

What HGTV Skips Over: They make it look like you just walk into a house, wave a magic wand, and poof—instant profit. But the reality is, you’re running the numbers over and over, managing contractors who may or may not show up, and dealing with surprises like “Oh, by the way, the roof needs to be replaced. That’ll be another $15,000.”

What It’s Really Like:

• You’ll spend hours researching deals, analyzing comps, and figuring out if a property will actually make you money.

• Contractors? They’re a whole different beast. You’ll need to manage them, follow up constantly, and sometimes even fire them mid-project.

• And let’s not forget the unexpected—like that time I found out an entire HVAC system had to be replaced AFTER the budget was locked in. Fun times.

How to Handle It:

• Get Comfortable with the Numbers: Learn how to calculate ARV (After Repair Value) and rehab costs like a pro. If you don’t know your numbers, you’re setting yourself up for failure.

• Use Tools to Stay Organized: Apps like FlipperForce or Asana can help you manage timelines, track tasks, and keep your sanity intact.

• Build a Rolodex of Reliable Contractors: Ask other investors for referrals, and always have backups. Trust me, you’ll need them.

2. The Risk

Let’s talk about risk. HGTV loves to show the wins—big profits, happy buyers, and smooth closings. What they don’t show are the deals that tank, the projects that go over budget, or the properties that sit on the market for months.

What HGTV Doesn’t Show: You don’t see the flips that flop. You don’t see the deals where investors lose money because the market shifted or the renovation costs spiraled out of control. And you definitely don’t see the stress of wondering if you’ll make payroll when a deal goes sideways.

What It’s Really Like:

• Every project has risk, whether it’s unexpected repairs, a downturn in the market, or a buyer backing out at the last minute.

• Sometimes, you’ll buy a property thinking it’s a slam dunk, only to find out the foundation is cracked, and suddenly you’re $20,000 in the hole.

• And let’s not forget holding costs—every day that property sits unsold, you’re paying for it.

How to Handle It:

• Always Budget for the Unknown: Add at least 10–15% to your rehab budget for surprises. If you don’t need it, great—but if you do, you’ll be glad it’s there.

• Do Your Homework: Get thorough inspections, research the market, and don’t rush into deals.

• Start Small: If you’re new, don’t go for a massive gut job right out of the gate. Start with cosmetic flips or properties in stable neighborhoods to minimize risk.

3. The Learning Curve

Here’s a hard truth: you’re going to mess up. I don’t care how many books you’ve read or how many episodes of Flip or Flop you’ve watched—real estate investing is a learn-as-you-go business.

What HGTV Doesn’t Show: On TV, everyone looks like an expert. They walk into a house, rattle off renovation ideas, and somehow always stay under budget. But what you don’t see are the years of trial and error it took to get there.

What It’s Really Like:

• You’ll make mistakes. Maybe you’ll underestimate rehab costs or overpay for a property. It happens to everyone.

• The market is constantly changing, so you’ll need to stay on top of trends and adapt your strategies.

• Networking is HUGE. The more experienced investors you connect with, the faster you’ll learn.

How to Handle It:

• Invest in Education: Go to meetups, take courses, or find a mentor. Learning from others can save you from making costly mistakes.

• Document Your Lessons: After every project, take time to reflect on what went well and what didn’t. Use those lessons to improve your next deal.

• Stay Curious: The best investors are always learning. Read books, listen to podcasts, and keep sharpening your skills.

4. The Emotional Toll

Let me tell you, real estate investing can be an emotional rollercoaster. From dealing with difficult sellers to managing team drama, this business will test your patience, your resilience, and sometimes your sanity.

What HGTV Doesn’t Show: On TV, everyone’s smiling, the contractors are cooperative, and the biggest “drama” is choosing the right paint color. But in real life? Sellers can be emotional, contractors can be unreliable, and you’ll have days where you just want to throw in the towel.

What It’s Really Like:

• Sellers might be going through tough situations like foreclosures or divorces, which can make negotiations tricky.

• Contractors might overpromise and underdeliver, leaving you to pick up the slack.

• And as a business owner, the weight of every decision falls on your shoulders. It can be overwhelming.

How to Handle It:

• Set Boundaries: Not every deal is worth the stress. Learn to say no when something doesn’t feel right.

• Find Your Tribe: Surround yourself with other investors who understand the grind. Having a support system makes all the difference.

• Take Care of Yourself: Burnout is real. Make time for hobbies, exercise, or whatever helps you recharge.

Final Thoughts

Real estate investing isn’t the fairy tale that HGTV makes it out to be, but it’s also not a nightmare. It’s a business that requires grit, determination, and a willingness to learn. If you’re ready to embrace the grind, manage the risks, and grow through the challenges, the rewards can be life-changing.

Remember, REIGN Nation, success in this industry doesn’t come from watching TV—it comes from rolling up your sleeves, doing the work, and building your badassery one deal at a time.

If you want to learn more about real estate investing without the fluff, check out more blogs at www.REIGNmastermind.com/blog or visit www.TheRealJenJosey.com.

And if you’d rather hear me narrate my blogs (with all the sass included), search for Real Estate Investor Growth Network wherever you listen to podcasts.

Now go out there and make it a great day!

Whoop Whoop!