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TLC Construction Services
Experience. Practicality. Execution. Results.
For more than 12 years, Erin Curran and I have worked together as a team buying, renovating, and selling residential properties, successfully completing nine personal real estate investment projects. Our experience spans a wide range of properties, from homes purchased for approximately $90,000 to projects with acquisition prices as high as $536,000, with the resell values from $296,000 to $795,000 in value.
Many of these properties were bank-owned, boarded-up homes where conventional financing was not an option. We learned early that successful investing requires more than the ability to renovate a property—it requires knowing what to buy, what it will take to complete the project, and what the finished property will be worth in the current market.
That combination of construction experience and investment perspective is at the heart of what we bring to every project.
A Team Approach to Real Estate Investment
Erin brings a strong eye for design, functionality, and practicality, and MOSTLY price for resell purposes helping transform properties into attractive, marketable homes without overspending on improvements that won't add meaningful value.
My role focuses on the construction, financial, and market side of the project—evaluating whether the scope can realistically be completed within budget, understanding the local resale market, and making sure the project doesn't consume more capital than necessary and be sold at market values prior to going into contract.
Together, we look at the entire picture:
- Acquisition and project feasibility
- Construction and rehabilitation requirements
- Budget management and cost control
- Design and functionality
- Marketability and resale potential
- Financing considerations
- Project completion and execution
All nine of our residential investment projects were completed and sold profitably, allowing us to continue pursuing the next opportunity.
Government Contracting Experience
In 2019, Erin took on the challenge of researching and establishing TLC Construction Services as a Federal Government General Contractor.
Government contracting brought a new level of accountability and precision to our construction experience. Projects required us to work within defined specifications, schedules, and budgets while maintaining a high standard of workmanship.
Our government projects were successfully completed on time and on budget, without a single change order.
The experience strengthened our ability to manage projects carefully from the beginning—anticipating challenges, understanding the scope, coordinating the work, and staying focused on the budget and schedule.
Commercial Remodeling Experience
Our experience also extends beyond residential investment properties.
During the COVID period, TLC Construction Services completed a remodel for an orthopedic surgeon's office, working through the unique challenges associated with construction during that time.
We also completed an extensive veterinary office buildout that transformed storage space into a dedicated cat treatment and care area separate from the dog area. The project included specialized spaces such as dental and surgery areas, treatment rooms, and examination rooms.
There were many additional projects that TLC completed over the years.
These projects required us to think beyond cosmetic remodeling and understand how a space needs to function for the people—and, in the case of the veterinary facility, the animals—who use it every day.
Built From an Investor's Perspective
What makes TLC Construction Services different is that we don't approach a project solely as contractors.
We've been investors ourselves.
We understand that a successful investment property needs to make financial sense before the first wall is opened or the first cabinet is ordered. We understand the importance of controlling costs, prioritizing improvements, protecting available capital, and keeping the ultimate resale or investment strategy in mind throughout construction.
For real estate investors, that perspective can make a significant difference.
Whether you're evaluating a property that needs a complete rehabilitation, preparing an investment property for resale, or improving an existing asset, TLC Construction Services brings hands-on construction experience combined with the practical mindset of people who have personally invested their own money into real estate projects.
Let's Talk About Your Next Project
If you're a real estate investor looking for a contractor who understands **both sides of the equation—the construction and the investment—**we'd welcome the opportunity to discuss your next project.
TLC Construction Services
Building with the investor's perspective in mind.
My Point of View on Real Estate
Hello, and thank you for visiting my webpage.
My point of view on real estate is simple: most all brokers are part of my team. We may each approach real estate differently, but we all bring something personal, valuable, and well-earned through our years of experience helping people buy and sell real estate.
Our goal is to represent our sellers with care and dedication, working to achieve the best possible sale price and terms that the current market can support. At the same time, we work just as hard for our buyers, negotiating the best possible terms to meet their individual needs—whether they are purchasing their very first home, moving into a larger or different home, or investing in real estate.
At the heart of what we do are our clients. We are here to listen, guide, communicate, negotiate, and work hard to help each buyer and seller reach their individual goals.
Every client is different, and every real estate transaction is unique. We take the time to understand each person's wants, needs, priorities, and circumstances, then adapt our approach accordingly.
A Journey Built on Experience, Creativity, and Helping People Move Forward
My journey in the real estate industry began in 1993, when I entered the business knowing far more about buying and selling homes from a consumer’s perspective than I did about the many techniques involved in successfully representing buyers, sellers, and homeowners.
I quickly discovered that my strengths were in understanding the entire transaction, finding solutions, and helping people accomplish what sometimes seemed impossible.
I began my career in mortgage lending with Great Western Bank in the Sacramento area. There, I was fortunate to learn what I consider the art of mortgage lending—how to properly prepare, package, and pre-underwrite a loan file so that it made sense from the beginning. By my second year, I had become the Top Producer in Northern California.
That experience gave me the confidence to open my own mortgage brokerage in Auburn, California. I developed a reputation for thinking creatively, putting deals together, and helping buyers, sellers, and real estate professionals navigate the challenges that can arise during a transaction. Before long, I became known as the “go-to guy” when a transaction needed someone willing to think outside the box and find a way forward.
As the business grew, I began teaching and training loan officers and carefully selecting loan processors who understood the importance of doing things the right way. My philosophy was simple: make the file make sense. That approach helped my company grow well beyond the goals I had originally envisioned, and I was honored to be recognized as one of the Best of the Best Mortgage Brokers year after year.
Over the years, I had the privilege of helping hundreds of homebuyers and sellers obtain financing and successfully complete their real estate transactions. More importantly, I learned that this business is ultimately about people—not just loans, contracts, houses, or numbers.
In early 2006, I made another major transition in my life. I sold my mortgage company and moved to Anacortes, Washington, where I decided to pursue real estate as my primary profession.
That move brought me back to the other side of the transaction and allowed me to focus directly on helping buyers and sellers accomplish their real estate goals. I have especially enjoyed working with Navy veterans and helping them understand and make the most of their VA loan benefits.
Today, I bring more than three decades of real estate and mortgage experience to every client relationship. My career has taken me from lending, underwriting, and training to sales, negotiation, and working directly with buyers and sellers. Along the way, one thing has remained constant: I enjoy solving problems and helping people get where they want to go.
Real estate has taken me through several chapters of my life, and I believe those experiences have shaped the way I serve my clients today. I don't simply look at a transaction—I look at the people, the circumstances, the challenges, and the opportunities behind it.
After all these years, I'm still doing what I have always enjoyed most: finding a way to make the deal work and helping people move forward. Your goals become our goals. We are committed to working together, supporting one another, and doing everything we can to help our clients achieve a successful and rewarding real estate experience.
Tim Lemons’ Transactions
