The software your
competition doesn't
have yet.
Underwrite, compare strategies, scope, run rehab, close. Flip / BRRR / Rental in one tool, with AI wired through every step — built by a real investor with 70+ doors.
7-day free trial · No card charged until day 8 · Cancel any time
One Property.
Three Strategies. One Verdict.
Plug in a deal once. See Flip, BRRR, and Rental side-by-side under your buy box, with a 10-year wealth projection. Save the winner as a deal in one click.
- ✓ Single shared input — no triple data entry
- ✓ Buy-box verdict (CoC, basis, DSCR, cashflow floor)
- ✓ 1 / 5 / 10-year wealth math, editable growth rates
- ✓ Save winner as a deal in one click
BRRR wins
BRRR wins year-10 wealth $137k — full BRRR with $0 left in deal.
AI On Every Step
of the Deal.
Other tools slap "AI" on one feature. We wired it across the whole workflow — from the wholesaler email that lands in your inbox to the investor memo at the end.
Natural-Language Deal Parser
Paste a wholesaler email or type "3/2 OKC, $85k, $25k rehab, rents $1,200/mo" — AI pre-fills the calculator.
Photo Import + Auto-Tag
Pull listing photos from Zillow, Drive, or any URL. AI tags each photo by room and damage type.
AI Deal Grade
A / B / C / D grade with the 3 numbers that drove it. Calibrated to your buy box, not a generic rubric.
AI Insights
Automatic flags — ARV vs comps, rehab vs comparable flips, stalled hold days, capital risk. Surfaces what spreadsheets miss.
Subject Redflags
AI scans the listing + photos for foundation, roof, septic, knob-and-tube, asbestos cues before you walk it.
AI Comps Triage
Pulls sale comps + AVM, then auto-rejects the bad ones (wrong layout, wrong condition, wrong street).
AI Market Analysis
Reads the active + sold comps and tells you where your ARV lands vs. the market — high, low, or honest.
AI Scope of Work
Upload inspection photos → AI generates line items, labor + material splits, and a starting budget. You edit, you ship.
AI SOW Delta
Mid-project: AI tells you what changed vs. the original scope so draws and change orders stay defensible.
AI Deal Coach
Chat per deal — "Should I renegotiate? Am I thin on rehab? What's the BRRR exit if rates move?" Trained on operator playbooks.
AI Deal Memo
One-click investor-ready narrative — context, numbers, risks, ask. Sounds like a memo, not a calculator output.
AI runs on every deal you create. You stay in control — every output is editable, and we flag where AI got something wrong so you can correct it before it locks in.
Run a Deal Right Now.
No Signup.
Single-deal calculators with the same engine that runs my 70+ door portfolio. Free, no card. Sign up only when you need to save, generate scopes, or export PDFs.
BRRRR Calculator
Buy, Rehab, Rent, Refinance, Repeat. Real hard money math, real refi LTV logic.
OpenFix & Flip Calculator
MAO (70% rule), net profit, holding costs, best/worst case scenarios.
OpenRental Calculator
Cash flow, cash-on-cash, cap rate, DSCR — with real expense reserves baked in.
OpenValue Add Calculator
Underwrite flips, BRRRRs, and rentals — same engine, one tool.
OpenReal Estate Deal Analyzer
Strategy switcher — Flip / BRRRR / Rental in one place. Pick the deal shape.
OpenOperator Notes Blog
8 deal teardowns + underwriting essays. Real numbers, no guru takes.
OpenEvery Tool Stops
at the Offer.
REsimpli, PropStream, DealMachine find deals. None of them manage what happens after you go under contract. That's where the money is lost.
You find out it's underwater at month 6.
Scope creep, untracked costs, contractor overruns. None of it visible until it's too late.
Your draw request gets rejected.
Lenders want itemized line items, photos, and budget summaries. Not a hand-sketched estimate.
Deals live in 5 different spreadsheets.
Calculator in one tab. SOW in another. Expenses scattered. Nothing talking to each other.
Everything After the Offer.
One Tool.
Other tools find deals. This one runs them.
Try a strategy without signing up: BRRRR calculator, fix and flip calculator, or rental property calculator. Free, no email required.
Flip, BRRR & Rental Calculators
Purpose-built underwriting for every strategy — MAO, rehab, financing, scenarios, and a live pass/fail verdict.
Strategy Compare
NEWPlug in one property, see Flip / BRRR / Rental side-by-side with a buy-box verdict and 10-year wealth projection.
AI Deal Coach
Ask the coach anything about a specific deal — what to watch, where you're thin, what to renegotiate. Trained on real operator playbooks.
AI Insights
Automatic flags on every deal — budget creep, ARV vs comps, stalled hold days. Surfaces the risks you'd miss in a spreadsheet.
AI Scope of Work
Upload photos from Zillow, Drive, or any URL — AI turns them into a line-item scope with labor + materials.
SOW Builder + Custom Templates
Line-item scopes with labor + materials. Save your own templates so every rehab starts from a known baseline.
Contractor Management + Portal
Track contractors per deal — bids, invoices, status, ratings. Give them a portal to log work + submit invoices without giving up your dashboard.
Lender-grade PDF Reports
Deal summaries and draw request packages with your branding. Ready to drop into a lender packet.
Pipeline + Comps
Kanban deal stages from offer to close. Pull sale comps + AVM right inside each deal — no second tool.
Portfolio Management
Long-term holdings dashboard — rent, occupancy, equity, refi-out per property. Multi-property KPIs at a glance.
Analytics + Financials + Expenses
Operator dashboard with ARV, projected profit, cash flow, rehab timeline, and CSV expense import with column mapping.
Calendar — Gantt + Week View
Every task and milestone across deals on one calendar. Gantt view for project tracking, week view for the day-to-day.
Activity Feed
Cross-deal change log — who edited what, when. Audit trail for partners, lenders, and your future self.
See a Real Deal
Start to Finish.
One deal, end-to-end — AI parses the wholesaler email, grades the deal, builds the scope from inspection photos, and writes the investor memo. You stay in control; AI does the grunt work. Auto-cycles every ~6 sec · hover to pause.
AI Parse Deal
Paste a wholesaler email — AI fills the calculator.
AI Grade + Insights
A/B/C/D grade + risk flags spreadsheets miss.
Strategy Verdict
Flip vs BRRR vs Rental — your buy box decides.
AI Scope of Work
Upload inspection photos. AI builds the line items.
AI Memo + Lender PDF
AI narrates the deal. Branded PDF, ready to send.
The Only Tool That
Runs the Deal.
Coming from another tool? See the full breakdown: DealCheck alternative or FlipperForce alternative.
| Feature | ValueAddCapital | REsimpli | PropStream | FlipperForce |
|---|---|---|---|---|
| Deal Underwriting Calculator | ✓ | — | — | ✓ |
| Strategy Compare (Flip vs BRRR vs Rental) | ✓ | — | — | — |
| 1 / 5 / 10-year Wealth Projection | ✓ | — | — | — |
| AI Scope-of-Work from Photos | ✓ | — | — | — |
| AI Deal Coach + AI Insights | ✓ | — | — | — |
| Sale Comps + AVM | ✓ | ✓ | ✓ | ✓ |
| Expense Tracker vs. Budget | ✓ | — | — | ✓ |
| Kanban Deal Pipeline | ✓ | ✓ | — | — |
| Portfolio Management Dashboard | ✓ | — | — | ✓ |
| Lender-grade Draw Request PDFs | ✓ | — | — | ✓ |
| Contractor Portal (external) | ✓ | — | — | — |
| File Management per Deal | ✓ | — | — | ✓ |
| Task Management + Activity Feed | ✓ | — | — | ✓ |
| Lead Gen / Skip Tracing | — | ✓ | ✓ | — |
| Independent + Operator-led (not acquired) | ✓ | — | — | — |
Built by an Investor.
For Investors.
Built by an operator, not a software company guessing what investors need. Every feature came from a real deal, a real mistake, or a real frustration.
“I built this because I needed it. Every deal I ran, I was switching between 4 spreadsheets, losing track of expenses, and sending lenders hand-built PDFs. That's not how you run a portfolio at scale.”
Three Plans.
Built For How You Operate.
Underwrite alone, run a partnership, or scale a team. Unlimited deals on every plan. 7-day free trial.
- 10 deals / month
- All 3 calculators (Flip, BRRR, Rental)
- Strategy Compare verdict + 10-yr projections
- Dashboard
- PDF deal summary export (watermarked)
- 5 AI scopes of work / month
- 1 GB file storage
- Everything in Solo
- Pipeline + Portfolio
- Analytics + Financials + Expenses
- Vendors + Tasks + Calendar + Activity
- Scope of Work builder + AI generation
- Investor share links
- 20 AI scopes of work / month
- 5 GB file storage
- Everything in Pro
- API keys + webhook access
- Priority support
- 100 AI scopes of work / month
- 20 GB file storage
No card charged for 7 days · Cancel any time · Secured by Stripe
Common Questions
How do I know which strategy fits a property?+
What strategies does it support?+
Is this different from REsimpli or PropStream?+
Can I share deals with my lender or partner?+
Is there a team plan?+
Is there a free trial?+
What does it cost?+
Deal Teardowns &
Operator Notes.
Real underwriting and rehab notes from an active operator. No guru language.
The 75% Rule Lies — A BRRRR at 73% That Still Loses Money
The 75% rule is a useful screen, not a verdict. Walking through a BRRRR at 73% LTV that still leaves the operator stuck — and why.
ReadA $58k Flip in OKC — Underwrote vs. Actual
Walking through a fix-and-flip rehab — what the budget said going in vs. what actually happened. Where the dollars moved, and why.
ReadHard Money Cost on a 6-Month BRRRR — The Number Every Calculator Skips
Hard money interest, points, and rehab-draw schedules add 4 to 10 grand to a typical BRRRR. Why most free calculators ignore it — and what the real math looks like.
ReadKnow Your Numbers.
Run Your Deals.
Start your 7-day free trial. No card charged until day 8.
3 plans · Solo to Team · $49–$157/mo