Reusable field template — condition, cost & CRM export
Drives the closing-cost defaults and the state cost detail in Deal Analysis. Jacob Title closes in all of Alabama and southern Tennessee.
Adds this square footage onto the roof estimate below.
This is the "priced to sell" ARV — a number you're confident would move fast, not a stretch/best-case appraisal.
Rate condition and enter your on-site cost estimate per area. Add or remove rows to match any property — this list is a starting checklist, not a fixed form.
The numbers that come out of this walkthrough — fill these in last, once the room-by-room estimate above is complete.
Same ARV as Property Info and Major Numbers — edit it in any of the three.
Matches the wholetail pre-screen model — not Retail/GC.
Pick the exit, set the transaction costs, and the Maximum Allowable Offer solves itself from every cost this walkthrough has produced.
Buy side, excluding commission.
Sell side, excluding commission.
Charged on the sale only, never on the purchase. Alabama post-NAR-settlement: 5.0% low / 5.5% typical / 6.0% high, split roughly 2.75–3.0% listing side and 2.5–3.0% buyer side. Huntsville is reported as high as 6%.
A wholetail sold straight to a flipper often skips the commission entirely.
What the finished flip actually sells for. Realtor commission and sale closing costs are charged against this number.
ROI % solves the dollar target from your Lending cash-to-close below (Net Profit ÷ Total Cash Invested — the standard cash-on-cash convention).
What the deal has to clear after every cost below. Leave blank to solve for a break-even MAO.
Applied to cash-to-close from Lending Costs below (down payment + origination fee + service fee + pro-rated interest). Update your Lending terms first for an accurate cash basis.
Spend to get this specific house sold — photos, staging, listing promotion, signage, buyer-lead ads. Comes off the top before the MAO. Keep seller-side lead-generation spend in the Marketing category up in the rehab scope instead, or it will be counted twice.
Our profit for cleaning it out and passing it on. This comes off the top before the MAO.
Only the work we actually perform on a wholetail. Everything else in the rehab scope becomes the flipper's problem — and lowers what they will pay us.
The screen your buyer applies: they pay at most ARV × this % minus their remaining rehab. 70% is the standard. Lower it if buyers in your market are tighter.
Costs of owning the house and running the business while this deal is open. Monthly items are carried for the months held in Lending Costs below, and every one of them comes off the top before the MAO.
Vacant-property or builder's risk policy. Alabama vacant policies commonly run $800–$2,500 a year; default $150 a month.
Power, water and gas kept on for the crew and showings.
Lawn care, security, HOA dues — anything else the house costs each month.
What the business costs to run regardless of the house: CRM, phones, software, bookkeeping, vehicle, LLC fees. Set this to your real monthly number.
Overhead is split across the deals you have open at the same time. With one deal, this deal carries all of it.
One-time costs for this deal only: CPA or bookkeeping time, travel, anything not in the rehab scope or closing costs.
Planning estimate using 2026 federal brackets, self-employment tax, the 20% business-income deduction, Alabama tax and Tennessee excise. It doesn’t know about credits, dependents or other deductions — your CPA’s number wins.
Estimate only shows the tax bill and after-tax profit. After tax grosses up the profit target (or wholetail fee) so the deal still clears it once tax is paid.
Purchase-money loan math for a hard-money-style acquisition loan — plug in your terms to see the monthly payment and cash needed to close.
"Based on MAO" pulls the Target / Our MAO number from Deal Analysis above.
Pulls in the Total Est. Rehab number from above.
Applied to the total loan amount, with a $3,500 floor — you're charged whichever is greater.
Flat fee, lender-specific.
Days of interest owed at closing before your first regular payment — depends on your closing date. Ask your lender, or estimate as days remaining in the closing month.
Expected months from closing to resale/refinance — drives total holding cost below.
The figures that matter on one card. Numbers that depend on the MAO stay blank until every input is filled in.
Same ARV as Property Info — editing it here updates everything.
For toss-up deals. Each side is worked out on its own exit with the same ARV, rehab scope and expenses. The desired net profit boxes are the same numbers as Deal Analysis, so changing one here updates everything. Loan figures on each side are priced at that side's MAO.
| Flip | Wholetail | Difference | |
|---|---|---|---|
| Desired net profit | Wholetail side = your wholetail fee | ||
| Months held | |||
| Rehab you doWholetail = clean-out spend | Full scope | Enter 0 if none | |
| Rehab holdback | |||
| Realtor on sale |
Every priced line from the walkthrough above, grouped by category — the one-page version to hand a contractor or a lender.
Two CSV exports are built in. Use whichever fits how you're moving data into REsimpli.
Bundles every photo captured across all rooms into a labeled package for the hard money lender — 0 photo(s) captured so far.
The PDF report includes property info, financial summary, and room-by-room detail with every photo embedded inline — ready to email or upload to the lender as one file.
Opens a full-screen “Selling to me vs. listing” page filled from this walkthrough. Everything else in the estimator is hidden while it’s open, so the seller can’t scroll to lending or profit. Press and hold Done for one second to come back.
Blank fields use the gray suggestion. ARV, repair estimate, and commission % come from this walkthrough. Repair loan cost only applies to repairs over $25,000.