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For house flippers and rental investors

Every deal, from offer to payoff, on paper you control.

Know your max offer before you bid. Keep the rehab on budget and the lender draws moving. Send your money partners an update they didn't have to ask for.

Get the free deal analyzer See the investor kit

Built by an operator who flips, builds and holds rentals. Excel and Google Sheets. No subscription.

The problem

Margins got thin. Sloppy paperwork now costs the whole profit.

Flip returns slid to about 25% on cost in 2025, the lowest since 2008, and the average flip now takes more than five months (ATTOM, 2025 year-end report). There is less room for a rehab that creeps, a draw that sits, or an offer made off a napkin.

None of it is hard. It just has to be done every time, on every house.

  • The offerARV guessed, hard-money costs left out, no plan for a rehab miss.
  • The rehab"While we're in there" changes that never got priced before the work.
  • The drawsYour cash floating for weeks because a lien waiver or photo was missing.
  • The lendersPrivate money asking how their deal is going, and you answering from memory.
  • The rentalsReceipts in a shoebox, a lease that ended last month, rent below market for two years.

The Investor Kit

Four workbooks and a lender update. One deal, start to finish.

Every workbook comes as a filled-in Sample and a Blank, with a live dashboard that tells you what needs attention in plain words.

  • Flip Deal Analyzer dashboard: verdict, max offer, profit, cash needed and a what-if grid
    I-01 · FREE

    Flip Deal Analyzer

    Max offer by the 70% rule and by your profit target. Real profit after hard-money interest, points, draw fees, holding and selling. Comp check and a what-if grid.

    Excel / Google Sheets · Sample + Blank · Dashboard
  • Rehab Scope and Budget dashboard: projected cost, contingency left and over-budget lines
    I-02

    Rehab Scope & Budget

    Every line of work with budget, bid, approved changes and paid. Projected final cost, contingency left, and contractor paperwork (COI, W-9, lien waivers).

    Excel / Google Sheets · Sample + Blank · Dashboard
  • Lender Draw Tracker dashboard: cash floating, holdback remaining and draw status
    I-03

    Lender Draw Tracker

    Built for hard-money and private-lender draws. Cumulative % complete per line, what you can claim, a docs checklist for each draw, and the cash you are floating.

    Excel / Google Sheets · Sample + Blank · Dashboard
  • Rental Portfolio dashboard: cash flow, occupancy, rent roll and properties that need attention
    I-04

    Rental Portfolio Tracker

    Up to 25 properties. Ledger, NOI, cash flow, cap rate and cash-on-cash by door, with vacancies, leases ending soon and rent below market flagged.

    Excel / Google Sheets · Sample + Blank · Dashboard
  • ALSO INCLUDED

    For your lenders and your subs

    The paperwork that keeps money moving.

    • Monthly Investor Update (Word), two pages
    • Change Order: fillable PDF + Word
    • Subcontractor Onboarding Packet: fillable PDF + Word
    • One-page quick start
$97One-time. Online checkout opens soon.Email to order

AI Back Office Setup for investors

We set these up inside your own email, drive and books. The AI drafts, you approve. Same flat price and same 60-day guarantee as our builder clients.

Deal intake and first-pass analysis

Deals from wholesalers and agents pulled out of your inbox, run through your numbers, and ranked with a max offer before you open them.

You: look at the top few, decide what to chase.

Draw request packets

Invoices, lien waivers and photos gathered into your lender's format, with a list of what's missing before you submit.

You: check it and hit submit.

Monthly lender and partner updates

A clear update for each private lender: progress, budget, risks and their money, drafted from your trackers on the 1st.

You: read it over and send.

Contractor bid leveling

Bids from different contractors lined up against your scope, line by line, so you can see what's missing and what's padded.

You: pick the contractor.

Rental bookkeeping by property

Rent deposits and bills pulled from your bank feed and inbox, coded to the right property and category, ready for your CPA.

You: approve before anything is entered.

Lease, renewal and repair follow-ups

Renewal offers drafted 60 days out, tenant repair requests turned into work orders, and vendors reminded until it's closed.

You: approve the offer or the vendor.

Pricing

Start free. Buy the kit, or have it set up for you.

Flat prices, written down. No per-door fees, no long contracts.

Flip Deal Analyzer

Free

Instant download, no call.

  • Max offer, profit and cash needed
  • Hard-money costs built in
  • Comp check and what-if grid
  • Sample + Blank, Excel or Google Sheets
Get the analyzer

Investor Kit

$97

One-time. Templates you run yourself.

  • Deal Analyzer, Rehab Budget, Lender Draw and Rental Portfolio workbooks
  • Each in Sample + Blank, with a live dashboard
  • Monthly Investor Update (Word)
  • Change order + sub packet (fillable PDF + Word)
See what’s inside

AI Back Office Setup

$1,500

One-time. We do the setup for you.

  • 3 workflows from the menu
  • Done in 14 days, no meetings required
  • Built inside your own accounts
  • Investor Kit included
  • Covered by the 60-day guarantee
Book a 30-minute call

Managed Back Office

$350/mo

3-month minimum, after setup.

  • Tuning and fixes within 2 business days
  • One new workflow per quarter
  • Monthly hours-saved report
Ask about managed

The guarantee

If the setup doesn't save you 5 hours a week within 60 days, you get the setup fee back.

We'd rather refund you than have you paying for something that doesn't pull its weight.

FAQ

Straight answers.

Something else? Email hello@propersystemsco.com and you'll hear back from a person.

Why not just use deal software?

Use it if you like it. Software that covers project budgets and lender reporting usually runs $50 to $500 a month. The kit is $97 once, the files are yours, and they open in Excel or Google Sheets with nothing to log into.

Does the deal analyzer work for BRRRR or rentals?

It is built for flips. For buy-and-hold, use it to check the purchase and rehab, then track the property in the Rental Portfolio Tracker once it's leased.

Will the draw tracker match my lender's form?

It follows how most hard-money draws work: line items, cumulative % complete, inspection, then reimbursement minus a fee. Copy your lender's approved budget in line for line and you'll have every number their form asks for.

Is this financial or legal advice?

No. These are calculators and templates. Check ARV with a local agent or appraiser, and run anything you sign past your attorney or CPA.

Who's behind this?

An operator who builds, flips and holds rentals, and got tired of running it all from memory. Every tracker here is built around a problem we run into on our own deals.

Free tool

Run your next deal through it before you make the offer.

Free, no call required. It's the first workbook from the Investor Kit.

  • Flip Deal Analyzer (Sample + Blank)Max offer, net profit, cash needed and return, with hard-money costs built in.
  • Comp check and what-if gridSee if your ARV holds up and what happens when the rehab runs over.
  • One-page quick startTen minutes to your first verdict.

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Questions? Email hello@propersystemsco.com.