The Ultimate Fix & Flip Deal Analyzer: Your Free Tool to Stop Leaving Money on the Table

After analyzing 500+ deals across 15 states, I’ve learned one brutal truth: Most investors lose money not because they can’t find deals – but because they can’t analyze them fast enough or accurately enough.

You’ve got 30 minutes before that wholesaler shops your deal to three other buyers. Your realtor just texted you a “hot listing” that’s been sitting for 2 days. A motivated seller is waiting on your cash offer by 5 PM.

What do you do?

Pull out your phone, open 47 browser tabs, fire up three different calculators, make a dozen assumptions, second-guess yourself, and… the deal’s gone.

That’s why I built this calculator – and why I’m giving it away completely free.

Table of Contents

1. Why Another Calculator? (Because Yours Sucks)
2. Real Scenario #1: The Wholesaler Text at 9 PM
3. Real Scenario #2: The MLS Listing Everyone Missed
4. Real Scenario #3: The Direct-to-Seller Deal
5. How to Actually Use This Thing (The Right Way)
6. The 6 Financing Structures Explained
7. Common Mistakes That Cost You $50k+ Per Deal
8. Advanced Tips from Someone Who’s Screwed Up A Lot
9. Legal Stuff (Read This or Cry Later)

Why Another Calculator? (Because Yours Sucks)

Let me guess what you’re using right now:

• A spreadsheet your mentor gave you in 2019 that assumes you’re paying cash and doing the work yourself
• The BiggerPockets calculator that doesn’t account for the 7 different ways you might actually finance the deal
• Mental math (God help you)
• “Vibes” (God help us all)

Here’s what happens with those tools:

You underestimate costs. Every. Single. Time.

You forget about the points your hard money lender charges. You use 3% for closing costs when it’s actually 3.6%. You assume 4 months but the project takes 7. You think you can sell it yourself and save the commission (you can’t).

Result? That 25% profit margin you calculated turns into a 6% margin in reality—if you’re lucky.

I learned this the hard way on a cute little 3/2 in Tampa that “should’ve been easy.”

• My Calculator Said: $43k profit
• Reality: $11k profit
• My Therapist’s Bill: $2,400

The problem wasn’t the deal. It was my analysis.

That property needed a calculator that could:

• Model the 90/100 hard money loan I actually got
• Account for the 6-month hold instead of my optimistic 4 months
• Include the $8,000 in holding costs I “forgot” about
• Show me what happens when closing costs are 3.5% instead of 3%

This calculator does all of that. And it does it in about 90 seconds.

Real Scenario #1: The 9 PM Wholesaler Text

The Setup

It’s Tuesday night. You’re watching Netflix. Your phone buzzes.

“Hey! Got a motivated seller in Orlando. 3/2, needs work, willing to move FAST. List $135k, I think you can get it for $125k. ARV around $325k based on comps. Interested?”

You’ve got until tomorrow at noon to make an offer. Three other investors are circling.

What do you do?

Step 1: Punch in the Basics

Open the calculator. Enter:

• List Price: $135,000
• Square Footage: 966 sf
• Bedrooms/Baths: 3/2
• Property Address: 1824 Mable Butler Ave, Orlando, FL 32805

Step 2: Check the Comps

The wholesaler sent you three sold comps:

Enter these into the calculator.

ARV Validation appears:

• Your Estimated ARV: $325,000
• Implied ARV from Comps: $312,672
• Difference: +$12,328 (+3.9%)
• Status: Within 5% – Acceptable

Translation: Your ARV is slightly optimistic but defensible. You’re not in fantasy land.

Step 3: Estimate the Rehab

You’ve done 40+ flips. You can walk a property in 15 minutes and estimate costs within 10%. This one needs:

Exterior ($18,000):

• Roof replacement: $8,000
• Siding repair: $5,000
• Landscaping: $3,000
• Gutters: $1,500
• Fencing: $500

Interior ($35,000):

• Kitchen full remodel: $15,000
• Bathrooms: $8,500
• Flooring: $2,500
• Paint (interior): $3,000
• Doors/trim/fixtures: $2,500
• Drywall: $4,000

Systems ($13,000):

• HVAC replacement: $5,000
• Electrical updates: $2,500
• Plumbing updates: $2,500

Soft Costs ($8,000):

• Permits/inspections: $1,500
• Dumpster/cleanup: $1,000
• Appliances: $2,500
• Engineering/Architect: $2,000

Project Management Fee: 5% = $3,100 Contingency: 10% = $6,510

Total Renovation: $71,610

Step 4: Choose Your Financing

You call your hard money lender. They offer:

• 80% of purchase
• 100% of rehab
• 12% interest
• 2 points
• 12-month term

Select “Purchase + Rehab Split” financing:

• Purchase Loan %: 80%
• Rehab Loan %: 100%
• Interest Rate: 12%
• Points: 2
• Loan Term: 12 months

Step 5: Set Your Timeline

Based on your experience:

• Rehab Duration: 4 months (you’ve got a solid crew)
• Listing/Disposition: 2 months (Orlando market is moving)
• Total Hold Period: 6 months

Step 6: Acquisition Costs

You negotiate the seller down to $135,000 (not the $125k you hoped for, but still workable).

• Purchase Price: $135,000
• Buyer Closing Costs: 3% = $4,050
• Lender/Origination Fees: $1,987
• Survey/Title/Other: $500

Total Acquisition: $141,537

Step 7: The Numbers Come Together

MAXIMUM ALLOWABLE OFFER (MAO):

ARV ($325,000) × 70% = $227,500
- Renovation ($71,610)
- Wholesale Fee ($10,000)
= $145,890 MAO

Your offer: $135,000 Under MAO by: $10,890

PROFIT ANALYSIS:

• Total Cost: $244,947
• ARV: $325,000
• Gross Profit: $80,053
• Profit Margin: 24.6%

CASH REQUIRED AT CLOSING:

• Purchase Down (20%): $27,000
• Points (2%): $3,592
• Closing Costs: $4,050
• Fees: $2,487
• Total: $37,129

YOUR ROI:

• Net Profit: $80,053
• Cash Invested: $37,129
• ROI: 198.7%
• Annualized ROI: 397.4%

HOLDING COSTS (6 months):

• Financing: $1,013/month
• Taxes: $258/month
• Insurance: $138/month
• Utilities: $188/month
• Lawn/Maintenance: $58/month
• Total Monthly: $1,655/month
• Total Hold (6 mo): $9,375

The Decision

You text back: “I’ll do $135k all cash, 14-day close, as-is. Send the contract.”

Why?

Because in 8 minutes, you’ve:

• Validated the ARV isn’t ridiculous
• Calculated accurate renovation costs
• Modeled the exact financing you’ll use
• Confirmed you’re under MAO by $11k (margin for error)
• Projected 198% ROI on a 6-month project
• Identified you need $37k in cash to close

That’s confidence.

Real Scenario #2: The MLS Listing Everyone Missed

The Setup

Your realtor sends you an MLS alert at 6:47 AM.

“This just hit. Been sitting 48 hours. Priced at $138k but seller is moving out of state, needs to close by end of month. I smell desperation. Should we look?”

Property Details:

• Address: 1824 Mable Butler Ave, Orlando, FL 32805
• List Price: $138,000
• Sqft: 966
• Beds/Baths: 4/3
• Days on Market: 2
• Condition: “Needs TLC”

Step 1: Drive-By Assessment

You swing by at 7:30 AM before work. From the street:

• Roof looks newer (good)
• Siding is vinyl, decent shape
• Landscaping is overgrown but fixable
• Windows are old but not broken
• Driveway has cracks

Initial gut check: This isn’t a disaster. It’s a lipstick flip, not a gut job.

Step 2: Quick Calculator Run

Standing in your car, you pull up the calculator on your phone.

Comps from your realtor:

• $320,000 (1,000 sf)
• $325,000 (1,000 sf)
• $327,000 (1,000 sf)

Conservative ARV: $325,000

Estimated Rehab (light cosmetic):

• Kitchen: $12,000 (paint cabinets, new counters, appliances)
• Bathrooms: $6,000 (new vanities, fixtures, tile)
• Flooring: $2,500 (LVP throughout)
• Paint: $3,000
• Landscaping: $2,000
• Misc: $2,000
• Contingency: $2,750
• Total: ~$30,000

You run it with All Cash financing (you’ve got $175k sitting in a business savings account earning 0.2%).

Results:

• Total Cash Required: $213,147
• Gross Profit: $80,053
• ROI: 198.7%
• Hold Time: 6 months
• No interest costs
• No points
• Faster closing

Step 3: The Offer

You call your realtor at 8:15 AM.

“Write it up. $132,000, all cash, 10-day close, as-is, $1,000 earnest money, no inspection contingency. Tell them we can close Friday if they want.”

Why $132k instead of $138k?

Because the calculator showed you that at $132k:

• You’re under MAO by $13,890 (cushion for surprises)
• Your profit margin is still 26.8%
• You’re still making $87k on a 6-month project
• And you’re offering certainty (cash, fast, as-is)

The seller accepts at 11:43 AM.

By the time your competition gets their hard money lender on the phone tomorrow morning, you’re in contract.

Real Scenario #3: The Direct-to-Seller Deal (The Best Kind)

The Setup

You’ve been running Facebook ads and direct mail for 6 months. A lead comes in through your website:

“My mom passed away 3 months ago. We inherited her house. None of us live in Florida anymore. We just want it gone. It needs work. Can you make us an offer?”

You schedule a walkthrough for 2 PM Saturday.

The Property

Address: Estate sale, 3/2, 966 sf Condition: Dated but structurally sound Situation: 3 siblings, out of state, tired of paying bills on an empty house

The seller (oldest sibling) tells you:

• “We were thinking around $140,000?”
• “We just want fair, we know it needs work”
• “We’d like to close in 30 days if possible”

Your Analysis (Right There in the Kitchen)

You pull out your phone. Realtor.com shows recent solds in the neighborhood at $320k-$327k.

You walk through:

• Kitchen needs full remodel: $15,000
• Bathrooms dated: $8,500
• Carpet disgusting: $2,500
• Paint throughout: $3,500
• HVAC is ancient: $5,000
• Landscaping: $3,000

Quick mental tally: ~$75,000 in work

You open the calculator and run it right there:

Using Partnership/JV Financing:

Why? Because you’ve got a private money lender who loves these deals:

• They fund 100% of purchase + 100% of rehab
• They want 8% preferred return + 30% profit share
• You bring ZERO cash to the deal

Inputs:

• ARV: $325,000
• Purchase: $135,000 (you’ll offer this)
• Rehab: $75,000
• Investor Contribution: $220,000 (100% funding)
• Sponsor Contribution: $0
• Investor Profit Share: 30%
• Preferred Return: 8%

Results:

• Gross Profit: $73,978
• Investor Preferred (8% × 0.5 years): $4,560
• Remaining Profit: $69,418
• Investor Share (30%): $20,825
• Sponsor Share (70%): $48,592

Your Take-Home: $48,592 Your Cash Investment: $0 Your ROI: Infinite

The Conversation

You sit down with the siblings at the kitchen table.

“Here’s what I can do. I’ll give you $135,000 cash. I can close in 21 days—before the end of the month like you want. You won’t pay any commissions, won’t have to make any repairs, won’t have to deal with buyer inspections or loan contingencies. I’ll handle everything from here.”

“The house will need about $75,000 in renovation work to get it to retail condition—new kitchen, bathrooms, HVAC, all that. Once I do that work, it should sell for around $325,000 based on what similar homes in this neighborhood have sold for. That’s why I’m at $135,000—I’m taking on all the risk and the work.”

“I know you were hoping for $140,000, and I respect that. But at $140,000, the numbers don’t work for me. At $135,000, this is a win-win: You get certainty, speed, and no hassle. I get a fair profit for the work and risk I’m taking on.”

They counter at $137,000.

You check the calculator again:

• At $137,000, your profit drops to $46,592
• Still infinite ROI (no money in)
• Still works

“I can do $137,000. Let’s get this done.”

You shake hands. Deal closed 19 days later.

Total time from first phone call to closed deal: 22 days Total cash invested: $0 Total profit: $46,592 Properties you could do simultaneously with this model: Unlimited

How to Actually Use This Calculator (The Right Way)

The 10-Minute Deal Analysis Process

Here’s my exact process:

Minute 1-2: Property Basics

• Address, size, beds/baths
• List price or asking price
• Photos (if available)

Minute 3-4: Comp Check

• Pull 3 sold comps from MLS or Zillow
• Focus on SOLD within 90 days, within 0.5 miles, similar bed/bath
• Enter into calculator
• Check ARV Validation status
• If it’s red (>10% off), STOP. Your ARV is wrong.

Minute 5-6: Rehab Walk

• Physical or virtual walkthrough
• Categorize: Exterior, Interior, Systems, Soft Costs
• Use conservative numbers (add 15% to your gut estimate)
• Enter each line item

Minute 7: Financing Decision

• Do you have cash? → All Cash
• Need 100% financing? → Partnership or Private Money
• Want leverage but have cash? → Purchase + Rehab Split
• Buying as a rental conversion? → Bank Loan

Minute 8: Timeline

• Rehab Duration: Add 1 month to your optimistic estimate
• Listing Duration: 2 months minimum (even in hot markets)
• Calculate holding costs monthly

Minute 9: Acquisition Costs

• What can you actually buy it for?
• Closing costs (3-4% of purchase)
• Lender fees ($1,500-$2,500)

Minute 10: The Decision

Look at three numbers:

1. MAO: Are you under it?
2. Cash Required: Do you have it?
3. ROI: Is it worth your time?

If all three are “yes,” dig deeper. If any are “no,” walk away.

The 6 Financing Structures Explained (Like You’re 5)

1. Simple Hard Money

What it is: Loan based on a percentage of purchase price (usually 70-75%)

When to use it:

• You’re buying below market
• You have cash for rehab
• You want to keep things simple

Example:

• Purchase: $100,000
• Hard Money (75% LTV): $75,000
• You bring: $25,000 + rehab + fees

Pros:

• Simple to understand
• Fast approval
• Less paperwork

Cons:

• You fund 100% of rehab
• High interest (10-14%)
• Points (2-3%)

2. Purchase + Rehab Split (MOST COMMON)

What it is: Lender finances X% of purchase + Y% of rehab

When to use it:

• You want to minimize cash outlay
• Deal has significant rehab
• You have some cash but want leverage

Example:

• Purchase: $135,000
• Rehab: $75,000
• Hard Money: 80% purchase ($108k) + 100% rehab ($75k)
• Total Loan: $183,000
• You bring: $27,000 + closing costs + fees ≈ $35,000

Common Structures:

• 95/100 Deal: 95% purchase + 100% rehab (minimizes cash)
• 80/100 Deal: 80% purchase + 100% rehab (most common)
• 75/100 Deal: 75% purchase + 100% rehab (conservative)

Pros:

• Rehab is funded
• Higher leverage
• More deals with less cash

Cons:

• Higher interest on larger loan
• More points
• Draw schedules for rehab funds

3. Private Money

What it is: Loan from individual investor, not institution

When to use it:

• You have a relationship with a private lender
• You want flexible terms
• Deal doesn’t fit hard money criteria

Example:

• Purchase + Rehab + Closing: $215,000
• Private Lender funds: 100%
• Terms: 10% interest OR 25% profit share
• You bring: $0 (except reserves)

Pros:

• Flexible terms
• Potentially cheaper than hard money
• Can do profit share instead of interest
• Relationship-based

Cons:

• Have to find the lender
• Terms vary widely
• Need to protect the relationship

Pro Tip: Structure it as profit share if you want to minimize cash out. 25-30% profit share to lender + 8% preferred return is fair.

4. Bank Loan (Conventional)

What it is: Traditional mortgage with amortization

When to use it:

• Property is livable
• You plan to rent it out
• You want long-term hold optionality
• You have strong credit

Example:

• Purchase: $135,000
• Down: 20% ($27,000)
• Loan: $108,000 @ 7% for 30 years
• P&I: $719/month
• You fund: Down + rehab + costs ≈ $110,000

Pros:

• Lowest interest rates (6-8%)
• Long-term (15-30 years)
• No points
• Can BRRRR into it

Cons:

• Banks don’t fund rehab
• Requires good credit
• Slower closing (30-45 days)
• Property must be habitable

Important: Bank loans DON’T fund renovation. You must pay for rehab separately.

5. All Cash

What it is: You pay for everything out of pocket

When to use it:

• You have the capital
• You want fastest closing
• You want strongest negotiating position
• You want to avoid interest costs

Example:

• Purchase: $135,000
• Rehab: $75,000
• Closing: $7,000
• Total: $217,000 all cash

Pros:

• No interest costs (save $6,000-$12,000)
• No points (save $2,000-$4,000)
• Fastest closing (7-14 days)
• Strongest negotiating position
• Simplified bookkeeping

Cons:

• Ties up capital
• Lower ROI (no leverage)
• Opportunity cost
• All risk on you

Math Reality:

• Cash Deal: 40% ROI on $100k = $40k profit
• Leveraged Deal: 150% ROI on $30k = $45k profit

Leverage usually wins on ROI, but cash wins on total profit and speed.

6. Partnership / Joint Venture

What it is: Split costs and profits with a partner

When to use it:

• You have no cash
• You have deals but need capital
• You want to scale faster
• You have skills but not money (or vice versa)

Example:

• Investor funds: $220,000 (100%)
• Sponsor funds: $0 (brings deal + work)
• Profit split: 50/50 after 8% preferred return to investor

Waterfall Example:

Gross Profit: $80,000

Step 1: Investor Preferred Return
$220,000 × 8% × 0.5 years = $8,800

Step 2: Remaining Profit
$80,000 - $8,800 = $71,200

Step 3: 50/50 Split
Investor gets: $8,800 + $35,600 = $44,400 (20.2% return)
Sponsor gets: $35,600 (infinite ROI on $0 invested)

Common Splits:

• 50/50 + 8% Pref: Fair for first deals together
• 60/40 + 8% Pref: Sponsor gets 60% if they do all work
• 70/30 + 8% Pref: Sponsor gets 70% if they found deal AND manage project

Pros:

• Scale with no money
• Infinite ROI on your side
• Learn from experienced partners
• Do more deals simultaneously

Cons:

• Split profits
• Need to find partners
• More complex agreements
• Relationship risk

Common Mistakes That Cost You $50k+ Per Deal

Mistake #1: Using Optimistic Timelines

You think: “This is a simple cosmetic flip. 3 months tops.”

Reality: 5.5 months

Cost: 2.5 extra months of holding costs

• Interest: $2,500
• Taxes: $645
• Insurance: $345
• Utilities: $470
• Total: $3,960 lost

The Fix: Add 30% to your timeline estimate. If you think 4 months, plan for 6.

Mistake #2: Forgetting About Interest Calculation Method

You think: “$100k loan × 12% = $12k/year interest”

Reality: You pay interest MONTHLY, and it compounds

The Calculator Fix: We calculate monthly interest and multiply by actual hold months. If you have a 12-month loan but sell in 6 months, you pay 6 months of interest, not 12.

Cost of getting this wrong: $6,000

Mistake #3: Not Accounting for Points

You forget: Points are paid UPFRONT at closing

Example: 2 points on $180,000 loan = $3,600

That comes out of YOUR POCKET at closing, not later.

The Fix: The calculator shows you EXACTLY what cash you need at closing, including points.

Mistake #4: Underestimating Closing Costs

You budget: 2% for closing costs

Reality:

• Title insurance: 0.5%
• Recording fees: 0.2%
• Transfer taxes: 0.7%
• Attorney fees: 0.3%
• Survey: $500 flat
• Lender fees: $1,500 flat
• Total: 3.5-4%

On $135k purchase: That’s $2,700 vs $4,725 — a $2,000 error.

Mistake #5: Using Retail ARV Instead of Investor ARV

Zillow says: “This home is worth $350,000!”

Actual sold comps: $315,000, $320,000, $318,000

Your ARV should be: $320,000 max (conservative)

If you use $350k:

• Your MAO is $35,000 too high
• You overpay by $35,000
• Your profit vanishes

The Fix: The ARV Validation feature in the calculator shows you:

• Green: Within 5% of comps (safe)
• Yellow: Within 10% of comps (acceptable)
• Red: Over 10% off (you’re wrong)

Mistake #6: Not Planning for Carrying Costs AFTER Renovation

You think: “Renovation done! Now I list and it sells in 2 weeks!”

Reality: Average days on market in your area is 45 days, plus 30 days to close = 75 days = 2.5 months

Carrying costs you forgot:

• Interest: $2,000
• Taxes: $516
• Insurance: $276
• Utilities (staging): $376
• Lawn: $200
• Total: $3,368

The Fix: The calculator has separate fields for:

• Rehab Duration
• Listing/Disposition Duration
• Total Hold Period (auto-calculated)

Mistake #7: Assuming You Can Sell It Yourself

You think: “I’ll save the 6% commission and sell it myself!”

Reality:

• FSBO homes sell for 5-6% less on average
• Take 30% longer to sell
• Attract bottom-feeders and tire-kickers
• You still pay buyer’s agent (3%)

Net savings: 0% or negative

The Fix: Budget 6% commission. If you save it, great—that’s bonus profit. But don’t COUNT on it.

Mistake #8: Not Stress-Testing Your Numbers

The Question: “What if I’m wrong?”

Run these scenarios:

1. What if rehab is 20% over budget?
2. What if it takes 2 months longer to sell?
3. What if ARV is 5% lower than I think?
4. What if all three happen?

If scenario #4 wipes out your profit, the deal is too thin.

Good Deal Margins:

• Profit Margin: 20%+ (bulletproof)
• Profit Margin: 15-20% (good)
• Profit Margin: 10-15% (acceptable)
• Profit Margin: <10% (don’t do it)

Advanced Tips from Someone Who’s Screwed Up A Lot

Tip #1: The “Would I Pay This Price Retail?” Test

Before you make an offer, ask yourself:

“If this house was fully renovated and on the MLS right now, would I pay my ARV for it?”

If the answer is “no,” your ARV is too high.

Tip #2: The Neighborhood Ceiling Rule

Every neighborhood has a price ceiling. You can’t renovate a house past it.

Example:

• Neighborhood comps: $250k-$280k
• You want to build a $400k house
• It will sell for $285k max

The Fix: Match the top 10% of the neighborhood, don’t exceed it.

Tip #3: Use “Cash Required” to Gauge Your Risk

Conservative Investor: Only do deals where cash required < $50k Moderate Investor: Cash required < $100k Aggressive Investor: Cash required < $150k

Why? If shit hits the fan, can you absorb the loss?

• Losing $30k sucks but you’ll recover
• Losing $150k might bankrupt you

Tip #4: The “2-Hour Rule” for Offers

If you can’t analyze a deal in 2 hours, you don’t know enough about:

• The market
• Renovation costs
• Your financing options

Practice until you can run a full analysis in 15 minutes.

Use the calculator for 10 deals (even fake ones) and you’ll get there.

Tip #5: Track Your Actual vs Estimated

After every deal, compare:

• Estimated rehab vs Actual rehab
• Estimated timeline vs Actual timeline
• Estimated ARV vs Actual sale price

This makes you better.

My tracking:

• Rehab estimates: Now within 8% of actuals
• Timeline estimates: Within 2 weeks
• ARV estimates: Within 3%

When I started?

• Rehab: Off by 30%
• Timeline: Off by 2 months
• ARV: Off by 10%

Experience + tracking = accuracy.

Tip #6: The Partnership Test

Before you do a JV deal, ask:

“If I invested $200,000 of MY money in this deal and gave someone else 70% of the profit for finding it and managing it, would I do it?”

If no, your partnership structure is unfair.

Fair partnership:

• Money partner gets: 8-10% preferred return + 30-40% of profit
• Sweat equity partner gets: 60-70% of profit

Tip #7: Never Count Your Profit Until It’s Wired

I’ve had deals:

• Fall apart at inspection
• Lose $15k in value between contract and close
• Take 4 months to sell instead of 2

Until the wire hits your account, it’s not profit.

Important Legal Disclaimer & Terms of Use

READ THIS BEFORE USING THIS CALCULATOR

No Financial Advice

This calculator is provided for informational and educational purposes only. It is NOT financial, legal, tax, or investment advice.

I am not a licensed financial advisor, attorney, CPA, or real estate broker (in your state). 

Do not make investment decisions based solely on this calculator.

Use at Your Own Risk

By using this calculator, you acknowledge and agree that:

1. All calculations are estimates. Actual results will vary based on countless factors including but not limited to: market conditions, contractor performance, financing terms, timeline delays, unforeseen repairs, title issues, economic conditions, and your own competence.

2. Real estate investing involves substantial risk. You can lose money. You can lose ALL your money. You can lose MORE than your initial investment if you personally guarantee loans. Properties can decline in value. Renovations can cost 2x-3x your estimates. Markets can crash. Contractors can disappear. Permits can be denied.

3. This calculator makes assumptions. These assumptions may not apply to your specific situation, property, market, or deal structure. It’s YOUR responsibility to verify all inputs, assumptions, and outputs.

4. We are not responsible for your losses. If you use this calculator and lose money on a deal, that’s on YOU. Not us. Not this tool. Not anyone else. You are 100% responsible for your own investment decisions.

5. The calculator may contain errors. While we’ve tested it extensively, bugs happen. Calculations may be wrong. Features may not work as intended. It’s YOUR responsibility to verify all outputs independently.

6. Markets change. What worked in 2024 might not work in 2026. ARV comps from 6 months ago might not be relevant today. Interest rates change. Lending terms change. Construction costs change.

Your Responsibilities

Before making ANY investment decision, you MUST:

Perform your own due diligence on every property 

Verify all comparable sales independently
Get actual contractor bids (not estimates from this calculator) 

Confirm financing terms with your actual lender 

Consult with licensed professionals including:

• Real estate attorney (for contracts)
• CPA (for tax implications)
• Home inspector (for property condition)
• Contractor (for accurate rehab costs)
• Licensed appraiser (for ARV validation) 

Understand your local market thoroughly 
Have adequate reserves for cost overruns 
Have a backup plan if things go wrong

Specific Warnings

DO NOT:

• Use this calculator as your only analysis tool
• Make offers without seeing the property in person
• Rely on ARV estimates without verifying sold comps
• Assume renovation costs without getting real bids
• Invest money you can’t afford to lose
• Use hard money or private money without understanding the terms
• Enter into partnerships without written agreements
• Skip inspections, surveys, or title searches
• Assume timelines will go as planned
• Forget about carrying costs, commissions, or closing costs

UNDERSTAND THAT:

• Contractor bids will likely exceed your estimates
• Projects will likely take longer than you think
• Properties may sell for less than your ARV
• Hidden problems (foundation, mold, electrical, plumbing) can add $10k-$50k+ in unexpected costs
• Markets can turn against you mid-project
• Financing can fall through
• Partners can sue you
• Title issues can derail closings
• Permits can be denied or delayed
• You may have to carry a property for 12+ months

Arbitration & Limitation of Liability

To the fullest extent permitted by law:

1. We provide this calculator “AS IS” without warranty of any kind, express or implied, including but not limited to warranties of merchantability, fitness for a particular purpose, or non-infringement.

2. We are not liable for any damages arising from your use of this calculator, including but not limited to: direct, indirect, incidental, consequential, special, exemplary, or punitive damages, even if we’ve been advised of the possibility of such damages.

3. Any dispute arising from your use of this calculator shall be resolved through binding arbitration in accordance with the rules of the American Arbitration Association, rather than in court.

4. You waive your right to participate in class actions or class arbitrations related to this calculator.

5. Maximum liability (if any is found to exist) is limited to $100 USD.

Your Agreement

By using this calculator, you acknowledge that:

You have read this entire disclaimer You understand the risks of real estate investing
You will not rely solely on this calculator for investment decisions You will seek professional advice before investing You will verify all calculations and assumptions independently You accept full responsibility for your investment outcomes You agree to hold us harmless for any losses you incur

Final Word

Real estate can be incredibly profitable. 

Real estate can also be incredibly destructive. I’ve seen people lose their houses, marriages, and sanity on bad deals.

This calculator is a tool. Like a hammer. You can use a hammer to build a house or smash your thumb. The hammer doesn’t care. It’s just a tool.

Use it wisely.

Do your homework. Verify everything. Get professional help. Start small. Build experience. Learn from mistakes (preferably small ones).

And remember: No calculator, course, mentor, or software can replace good judgment, local market knowledge, and proper due diligence.

Questions? Common Issues?

Q: “The calculator shows I need $50k cash but I only have $20k. What do I do?”

A: Use Partnership/JV financing structure. Find a money partner who funds 100%, you split profits.

Q: “My ARV Validation shows RED (off by 15%). Should I trust my realtor’s ARV or the calculator?”

A: Trust the calculator. Your realtor might be using wishful thinking or old comps. Verify sold comps from the last 90 days, similar size, same neighborhood.

Q: “Can I use this for rental property analysis?”

A: Sort of. It’s designed for fix-and-flip. For rentals, you need different metrics (cap rate, cash-on-cash return, debt service coverage ratio). But you can use it to estimate acquisition + rehab costs, then analyze the rental separately.

Q: “What if I’m in an expensive market like San Francisco or New York?”

A: The calculator works anywhere. Just adjust your numbers accordingly. ARV might be $1.5M instead of $325k. Renovation might be $200k instead of $75k. The math is the same.

Q: “How accurate is this compared to professional analysis?”

A: If you input accurate data, it’s as good as any pro forma. I’ve compared it to $500 analyst reports—same numbers. The difference is the analyst spent 4 hours gathering data; you’re using your own estimates.

Q: “Can I white-label this for my business?”

A: Not currently. But if you’re a coach, mentor, or educator, contact us about partnership opportunities.

One Last Thing…

If this calculator saves you from ONE bad deal, it’s worth $50,000.

If it helps you close ONE good deal you would’ve passed on, it’s worth $100,000.

If it helps you scale from 2 deals/year to 10 deals/year, it’s worth $500,000+.

I’m giving it to you for free because I remember being that person sitting in a seller’s kitchen with a busted iPhone calculator app, trying to do math in my head while the seller watched.

I remember passing on deals that were gold because I couldn’t analyze them fast enough.

I remember overpaying on deals because I forgot to account for holding costs or points.

Every mistake I made, I built into this tool so you don’t make the same ones.

Use it. Break it. Test it. Trust it (after you verify it).

And when you close your first deal using this tool, send me an email. I want to hear about it.

Now get out there and find some deals.

Built by an investor, for investors. No upsells. No gated content. No BS. Just a tool that works.

Last Updated: February 2026 Version: 2.0