Trust the formula.

Every property you load lives here with its stage, last activity and next follow-up. Anything waiting on you floats to the top: a follow-up that’s due, or an active deal with nothing scheduled that’s gone quiet for two days. The red number on CRM in the menu is that count. Click a deal and its file opens: everything about that one deal on a page of its own, with a Work it button to the step it’s on. The Working-on bar keeps it loaded everywhere. Click a stage in the pipeline to see just those deals.

One market, one property type. Look for the clues: listings sitting 60+ days, price drops, as-is, vacant, owners ready to move on. Put in the address and who you’re talking to and it becomes a deal; every step after this follows it, and it shows in the CRM with where it stands. Then get the agent or owner on the phone and get the MCTP: Motivation (why they’re selling), Condition, Timeline, and Price (the number they have in mind). Those answers tell you whether there’s an opportunity. Don’t quote a price yet.

Bad measurements ruin good experiments. Put in the ARV from real sold comps (similar finish, within six months, ideally within a quarter mile, square footage within 10%), the square footage, and the repair level. ARV times 70% minus repairs is the most the end buyer pays; minus your fee is your ceiling. Never go above it; change it only when verified numbers change. The seller-finance tab runs the terms if cash won’t work.

The letter writes itself from your numbers and the lead. Cash first; the terms letter is for when cash is a no and the seller-finance numbers work. Copy it or send it, and it lands in the offer log with a follow-up date. It is not a contract; the purchase agreement comes after, with attorney review.

Before anyone signs, the Lab needs the address, comps, repair estimate, proposed terms, and seller notes. This builds that write-up from what’s already in the tool. Copy it into Submit a Deal, or bring it to a live review.

Every row is a field on the TREC One to Four Family contract (Form 20-19). Flip a row off and it stays blank on the form. Defaults come from your calculator and letter; change anything. Price is the number the seller said yes to, not the anchor, unless they took the anchor. Use a contract reviewed for your state and intended assignment.

Build the property profile with photos, price, comps, ARV, repairs and the closing date, send the link to your buyers, and track who opened it and what they said. Ask interested buyers about recent purchases, their funding, and whether they can meet the closing date; require current proof of funds from new buyers. Pick the one whose funding and timing check out, sign an assignment agreement stating your fee, their earnest money and the deadlines, and mark the contract assigned below.

Downloading a filled form logs it here with the terms. Mark it signed, executed, assigned to your buyer, and closed, or fell through. Send everything to the title company or closing attorney, confirm the deposits arrived, keep everyone talking, resolve problems before deadlines, and check your fee on the closing statement. Nothing leaves this browser.

Everything about this one deal in one place: the lead, the MCTP, the numbers, every offer and reply, the contracts and the buyer page. Change the stage or follow-up here; edit anything else on its step with the deal already loaded.

What you put here fills in everywhere else: your name and phone on every letter, your business on the contracts and the buyer pages, your market for address lookups, your defaults for every new deal, and the mailbox the letters send from. It all stays on this device. If you connect an AI helper, it gets only the deal you ask about, sent straight to the provider you picked.