Pipeline
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Underwriting Engine

Address in. Strategy out.

Type the address. The engine pulls property data, runs comps, evaluates the deal against every playbook (ground-up, fix-flip, BRRRR, multifamily), and tells you which strategy this property fits. Then runs the institutional underwrite for the recommended play.

Property intake

Include city and state. Zip optional but helps comp accuracy.
Outreach Engine

Personalized contact, on your approval.

Generate a direct mail letter, email, and SMS for any owner. Either pick from a search result, prefill from a saved pipeline deal, or enter the details manually. All copy is generated for your review. Nothing sends automatically.

Owner & property

FDOR format: LASTNAME FIRSTNAME. Entities: SMITH FAMILY TRUST.
Used to calc owner tenure
The Flip Track

Recycle capital, not patience.

A parallel sourcing engine for value-add SFH flips in central Palm Beach County. Built around 1955-1990 CBS stock east of I-95, disciplined MAO underwriting, and a sale exit. Runs independently of the Lot 29 waterfront spec track.
Buy Box

Geography (Phase 1, east of I-95)

Active zip codes:
Phase 2 zips (toggle on when ready to expand):

Property Profile (hard filters)

Type: SFH (fee simple) OR small multifamily 2-4 unit
HOA: None, or under $100/mo
Year built: 1955-1990
Construction: CBS (concrete block) only
Living area: 1,150-1,700 sf SFH / 2,000-3,400 sf multi
Lot size: 6,000+ sf, 7,000+ preferred
Beds/baths: 3/2 or 2/1 convertible (SFH) · any config (multi)
Roof age: Under 15 yrs OR price in replacement
Flood zone: NOT FEMA AE or VE (auto-disqualify)
Small multifamily exit notes · 2-4 unit properties allow three exits: (1) flip to investor buyer as income-producing rental, (2) deconvert to single large SFH for end-user buyer (captures SFH ARV premium), (3) renovate as owner-occupant-plus-income duplex (broader exit pool in central PBC). Source these via Crexi/LoopNet in addition to MLS, since commercial-side listing brokers often market 2-4 unit there.

Financial Bounds (flip exit math)

Max purchase price: Dynamic per deal (see MAO formula)
Max rehab budget: $85,000
Target ARV: $565,000 minimum, $600,000+ preferred
Target hold period: 5-7 months close to sale
Min net profit per deal: $75,000
Sale costs (model): 7-8% of ARV
MAO formula: MAO = (ARV × 0.70) − rehab − $75K target profit
Example: $600K ARV with $85K rehab → MAO = $420K − $85K − $75K = $260K max offer. Most $300K+ MLS listings will not pencil. Real deal flow comes from wholesalers, distressed sellers, expired listings, and aggressive MLS price drops.

Auto-Disqualifiers

• 55+ or age-restricted community
• Currently Section 8 leased (unless vacant at close)
• Built after 2010
• HOA over $100/month
• Condo, townhome, mobile, manufactured
• Built before 1955
• Active code enforcement liens
• FEMA AE or VE flood zone
• Lot under 5,500 sf
• Within 0.25 mi of railroad track
• Wood frame construction
• Heavy structural issues (settling, slab cracks)
Hunt the Market

Three searches, one workflow.

Off-market parcel hunt for direct mail targeting. MLS CSV ingest for daily active listing triage. Live web search for cross-reference. Each search applies the flip buy box automatically and routes survivors into the pipeline.

Off-Market Parcel Hunt

Direct query of the Florida statewide cadastral database (FDOR ArcGIS). Returns parcels matching your flip buy box with owner mailing addresses. Use these for direct mail outreach via Template 3 (yellow letter) or Template 4 (driving for dollars). Note: this is off-market, not active listings; current asking price is unknown.
Sourcing Channels

Six channels, ranked by priority.

Wife runs daily MLS hotsheet and first-contact with wholesalers. Nick runs underwriting, offers, and capital. Saturday driving sweeps are joint.
5-Minute Screen

Walk it through the screen. If it survives, write the offer.

Any "no" on a hard filter = auto-pass. Financial screen calculates max offer dynamically.

Property

Hard Filters

Financial Screen

Flip-Specific Outreach

Six templates, all calibrated to cash-buyer voice.

These are separate from the Lot 29 waterfront spec outreach engine. Pick a template, fill in the variables, copy to clipboard. SMS is FTSA-gated (no cold sends).
Flip Pipeline

Every property, every stage.

Separate from the Lot 29 spec pipeline. Tracks flip-specific stages: screening → walked → offer → contract → rehab → listed → sold.
Funnel Metrics

What's working, what's wasted.

Conversion rates by channel and stage. Wholesaler-by-wholesaler hit rate. Cost per lead. Refreshes from the pipeline data automatically.
90-Day Execution

From zero to first close. In writing.

The setup-to-sale arc. Check items as you go. Saves to localStorage.
Active Pipeline

Every deal, ranked.

Underwritten deals sorted by return. Click a row to re-open. Export to CSV for partner conversations.
The Watch List

What changed since last week.

Paste a fresh Flexmls export. The engine compares against your last snapshot and flags price drops, status changes, and stale 90+ day inventory.
Capital Sources

The right lender, for the right deal.

Your full lender directory plus a match engine that ranks lenders against any deal you've underwritten. Score and filter by product, loan size, state, recourse type, and experience tier. Click a lender to see full underwriting box and your private notes.
Default Standards

The Lot 29 baseline.

Your stored underwriting standards. Applied as defaults to every new deal. Change once. Compounds across every analysis.

Underwriting defaults

Claude AI deal analyst

Wire up the in-app Claude analyst. Paste an Anthropic API key once and the "Ask Claude" button in the header will work. Your key is stored in this browser's localStorage only. It never leaves your device except in the direct call to Anthropic. Anthony can paste his own key on his machine.

Get one at console.anthropic.com. Costs roughly $3 per million input tokens. A typical 30-message deal analysis session is well under $1.
Sonnet 4.6 is the right default. Switch to Opus 4.7 for deep underwriting strategy. Haiku for quick checks.
Wipes saved conversations from this browser.
Three principles, applied to every deal.