Sue McCormick is five years into a plan she long postponed while raising two kids as a single mom. “We are working on our 20th project as we speak,” she said. “We’ll finish our 20th project in a couple of weeks, and then we have two more in the pipeline.” 

The Dayton native invests where she grew up for affordability, and because rebuilding old blocks brings her much joy.

How She Got Started, and Why Dayton

McCormick had always wanted to invest, but waited until life allowed it. Podcasts were the on-ramp that built confidence and a roadmap. She targeted Dayton once she realized that homes in her hometown were more affordable. The community mission matters, too: She loves going into those communities and rehabbing properties to enhance those areas.

Strategy and a Live Example

McCormick’s strategy is simple: fix and sell. 

“Our investment strategy right now is still rehabbing homes to sell,” she said. “We get homes primarily from auctions, sites like yours [Auction.com] especially.” 

Eight of the 20 properties McCormick has purchased in the last five years have been through Auction.com, the most recent one in June 2025. She targets about six to eight weeks for a rehab. 

A current project was purchased at a tax auction for $80,000, with about $70,000 into rehab so far. She plans to list it for about $269,000.

Why Auctions Beat the MLS (for Her)

McCormick said she sees better pricing at auction than on the MLS, and she’s upfront about the trade-off: Interior conditions are often unknown. 

“I’m not necessarily afraid of going into a house that I haven’t seen pictures of,” she said. That risk tolerance is offset by potential discounts.

Managing From 500 Miles Away

Ohio’s online foreclosure auctions make a long-distance strategy workable. As a long-distance investor, McCormick can get in the game without having to physically fly to Ohio for every auction. She has even bid on her cell phone while traveling or on vacation. 

Division of labor helps. She primarily sources the deals while her daughter goes to Dayton to check on the progress, with FaceTime check-ins with the contractor in between.

The Contractor Who Stayed—and Stayed

McCormick’s Dayton network spans friends who tackle small errands to a contractor who became family. Early on, a subcontractor lingered after hours while she toured a stranger through a house, staying mainly to ensure she was safe. 

“From that moment on, I had a connection with this contractor,” she said. “He has been with us for five years.” And the lesson stuck with her: “Contractors can make or break you… So having a contractor that I can trust is a major win.”

Due Diligence, Costs, and Early Lessons

McCormick urges newcomers to study the process, observe in person, and build a conservative budget. 

Research is very important, she said, while also running comps, trying to see inside if the property is vacant, and talking to neighbors as top things to achieve. When estimating costs on auction buys, she plans for worst-case scenarios, such as new plumbing, updating the electrical system, and replacing the roof. 

One caution McCormick pointed out was that underestimating can really kill a deal. Her first auction win had undiscovered kitchen-fire damage. They didn’t make a lot of money, but it delivered the confidence to keep going.

Title vigilance is another takeaway. After experiencing deed fraud on a property, she now recommends enrolling in a county alert that flags deed changes.

Neighborhood Ripple Effects

Rehabs have turned out to be a motivator for neighbors, not just a balance sheet win. “The neighbors are affected. They feel better,” McCormick said. 

As projects progress, she’s watched more homeowners come outside to work on their own places, or even ask her crew for help. 

“A rehab project can not only enhance the community, but motivate the community in some ways,” McCormick added.

Advice to Start Today

Education first. McCormick suggests listening to podcasts and reading books. She also said that she found Auction.com through the BiggerPockets podcast, and at one time was listening to two to three BiggerPockets episodes a day. 

If auctions are your path, she also said to attend some, even if you have to do it for a year before you’re comfortable. Then build your local network the way she did—by showing up at auctions, hardware stores, and online community groups—so you’re not alone when issues arise.

McCormick’s story fits a busy investor’s reality: Pick a market you understand, buy with a margin of safety, and rely on people you trust.