Discovery-call questions from your script → ARV & repair analysis → maximum offer price
Quick facts to have on hand for the call and to carry through to your export/CRM record. None of these feed the offer math — square footage for the repair estimate is entered on the Offer Calculator tab.
Run through these live with the listing agent. Fields marked feeds calculator push straight into your offer math on the next tab.
Doubles the agent's commission if they represent both sides — biggest single lever for getting your offer prioritized.
Distress/urgency (foreclosure, divorce, death, relocation deadline) = leverage and a chance to be the most accommodating offer.
These are the big-ticket items a simple base $/sqft repair rate won't catch. Roof and foundation scale with the size of the home, so those two are priced at ≈ $6/sqft of the property (using the sqft entered in Repair Costs) instead of a flat number; HVAC, electrical, and plumbing stay flat estimates.
Recent bath/kitchen/roof/HVAC upgrades lower your repair budget — don't pay to redo what's already done.
Views, lot, noise, neighbors — things not visible in photos that swing ARV up or down.
Usually a rough number (agents are right only ~20–30% of the time) — use it as a starting point, then verify with your own comps.
If your competition is homeowners, you're probably not calling distressed enough leads. A single written offer beats several verbal ones.
Most properties sell below list — this finds the seller's real floor. Use as a sanity check against your calculated offer, not as the offer itself.
Handy to sanity-check against comps while you're still on the phone — computed from List price ÷ Square footage (falls back to the Agent-stated floor if no list price is entered). Same square footage used for the repair-cost estimate on the Offer Calculator tab — entering it here fills it in there too. If either is below your calculated Max Offer to Seller, the Calculator tab shows how much extra profit you could keep by offering the lower of the two instead of your full ceiling.
"Our offer will be justified with thorough research — let me meet with my team and get back to you shortly." Buys you time to run the numbers below before the close call.
Pick the exit strategy you're actually planning to run on this deal — it drives the numbers above and can change how much you offer the seller.
All four rows below assume you pay the same repair/holding costs — Wholesale, Flip, and JV also assume you sell at ARV, while BRRRR assumes you refinance and keep the property instead. They differ in who's funding the deal, how carrying costs work, how the upside gets split or pulled out, and each uses its own acquisition price.
From comps: renovated, same city/zip, sold in the last 6 months, within ~½ mile, model match where possible.
Use the comp-pulling buttons above (Zillow, Redfin, Realtor.com, Homes.com, Propwire, Sold Comps by ZIP) to find recently-sold homes near the subject property, then enter each one's sold price and sqft below. Rows are auto-flagged as a match when their sqft is within tolerance of the subject — but nothing is added to your ARV average until you tick "Include," so you always pick the final set yourself.
| Sold price | Sqft | $/sqft | Match | Include |
|---|
Quick estimate: ask your cash buyer their $/sq ft renovation rule, then adjust for major issues (Step 5) and recent upgrades (Step 6) from the discovery call.
What your cash buyer will pay to resell: agent commissions, title/escrow, transfer taxes, etc. — applied against ARV.
Taxes, insurance, utilities, and financing while the cash buyer renovates and resells — figured as a rate of ARV per month.
Learned directly from your cash buyer conversations (buy-box calls) — their non-negotiable profit floor.
70% × ARV − Repairs = $0. The script calls this a "paper napkin math rule" that ignores closing costs, holding costs, and the buyer's actual profit needs — using it alone will make you uncompetitive on offers. It's shown here only as a gut-check, not as your real number.
Once your numbers above are set, call the agent back same-day and present the offer live — don't just email or text it.
"I completely understand — I'd come in higher if I could right now, but an offer in is better than no offer. What if we get the process started with this contract and work toward a mutually beneficial number together?"
"I understand there may be higher offers — but the highest offer isn't always the best. Inexperienced investors often come in high, then ask for reductions at inspection. Ours is real, reliable, and we intend to stick to it. If the higher offers fall through — and 40–50% of the time they do — ours is still there."
"Totally understand. Sometimes the highest offer isn't the best offer, since inexperienced buyers ask for price reductions near closing. We'd rather build a long-term relationship than waste your time — our number is one we can commit to. How about we get it in today and see where it takes us?"
Pulls straight from your Discovery Call answers and Offer Calculator numbers. Pick who it's going to, then send it three ways: open it directly in Gmail, open it in your default mail app, or download it as a prompt file to hand to another AI assistant (ChatGPT, Copilot, etc.) to polish.
Shows the seller how much MORE they'd collect in total if they carry the note themselves (seller financing) instead of taking your cash offer under whichever exit strategy is currently selected on the Offer Calculator tab — a stronger pitch for a seller who doesn't need all their cash today, or as a way to sweeten a lower cash number without raising it.
"Open in Gmail" opens Gmail's compose window in a new tab with the To/Subject/Body already filled in — nothing sends until you click Send yourself. If you don't use Gmail, "Open in Default Mail App" does the same thing through your computer's normal mail handler. Edit the subject/body above before sending either way — they're a starting draft, not a final copy.