REAL ESTATE INVESTING SOFTWAREThe Operating System For Deal Analysis, Raising Private Capital, Rehab Budgeting, Making Offers, Project Management, Lead Management and Property Accounting.
If you're running flips out of three spreadsheets, a folder of PDFs and a group text, the numbers drift apart. Your offer says one thing, the budget says another, and the books find out last.
FoundREI keeps the offer, the rehab, the money and the books on one deal record, so every number matches.
Lifetime access from $297, paid once. Founding spots are limited. Monthly plans from $29 start after the lifetime spots are gone.
Deal analysis, offers, rehab budgets, contractor bids, lender draws and deal accounting, all on the same property record.
Analyze
8 exits per deal
Build
Bids to sign-off
Fund
Proposals to draws
Book
Purchase to sale
Lead management
Catch every seller lead the day it comes in.
A seller emails on Tuesday. You find it Friday, after someone else made the offer.
Every seller and wholesaler email sent to your FoundREI inbox address becomes a lead. FoundREI drafts the address, contact and a short summary for you to accept, and leaves blank anything it can't find. Walk the house on your phone, even with no signal, tag photos by trade, and turn the walkthrough into a rehab budget.
- Reply to sellers first, while the lead is still warm.
- Leave the walkthrough with the rehab budget already started.
- See which leads need an offer today.
- Stop copying lead details out of your email by hand.
Comps analysis
Price the house off real comps, not a gut-feel ARV.
You offered off a gut-feel ARV, and the resale proved it wrong.
Upload your MLS export as a CSV or Excel file (you match the columns once) or add comps by hand. FoundREI sorts them into sold, pending, active, withdrawn and rental comps, shows the median price, price per square foot and rent, and works out the value your comps support. You bring the comps. FoundREI doesn't pull them for you.
- Back your after-repair value (ARV) with real sales.
- Show a lender exactly which comps support your number.
- Enter comps once, and they follow the property from offer to listing.
- A checklist (3 sold, 3 active, 2 pending) tells you when you have enough.
Deal analysis
See which exit pays the most before you make the offer.
Flip it, rent it or wholesale it? Most investors run one set of numbers and guess at the rest.
Enter the purchase price, ARV, rehab and financing once. FoundREI works out eight exits side by side: fix and flip, wholetail, wholesale, long-, mid- and short-term rental, lease-purchase and seller financing. A 10% rehab contingency is added by default, and you can change it.
- Make offers on numbers instead of hope.
- Spot a deal that only works one way before you sign.
- Stop rebuilding the same spreadsheet for every house.
- Every exit is graded against your own targets.
Creative-finance offers
Give sellers more than one way to say yes.
The seller turned down your cash number, and that was the end of the conversation.
Put all cash, seller financing, subject-to, lease option, equity share and bank financing options in one offer letter. The seller opens a private link, with no account, and accepts, counters or rejects. Follow-ups stop the moment they answer, and an accepted offer becomes a deal with the terms already filled in.
- Win deals a cash-only offer would lose.
- Send a letter that shows every option, with the numbers worked out.
- Never retype accepted terms.
- Sellers answer from a private link, with no account and no app.
Funding proposals
Hand every lender the same clear deal package.
It's midnight, and you're still copying numbers into a lender deck.
Turn the deal you already analyzed into a branded lender proposal: the ask, the numbers, comps, the rehab budget, photos and your logo, with no double entry. Send it by private link to several lenders, see who opened it, and export a PDF. A new version is saved whenever the figures change.
- Look organized, even as a one-person shop.
- Build the package from numbers you already entered.
- Know exactly what each lender saw.
- Lenders answer "I'm interested" or "Not this one" on their own page.
Sound familiar?
Pick the problem that's costing you money.
Running the project
Contractors
Deals and selling
Click a problem to jump to the fix.
Lender funding
Turn a lender's yes into signed terms and funded draws.
Two lenders said yes on the phone. Neither one put it in writing.
Each lender gets a commitment letter to sign online, built from the proposal you sent them. Track lien position and payoffs, send draw requests to the lender or the escrow holder, and record every funded dollar to the deal's books.
- Get commitments in writing before closing.
- See what's committed and what's been drawn.
- Show lenders exactly where their money went, draw by draw.
- Signed commitment letters are saved with the deal.
Rehab budgeting
Set the rehab number before demo day, then hold it.
The rehab was supposed to cost $48,500. Nobody can tell you where it stands now.
Build the budget trade by trade, with quantities and unit costs, starting from the rehab number in your deal analysis. See planned, committed and spent on every line, and the headroom left against the number you underwrote.
- Make offers you can afford to finish.
- Hand your lender a budget that holds up.
- Catch overruns while you can still fix them.
- Committed costs count the day you sign the contract.
Contractor bidding
Compare contractor bids line by line.
Three bids, written three different ways, and none of them price the same job.
Send every contractor the same scope through a private link, with no login. They price each item or give one total. Compare the bids side by side, award the winner, and the price goes straight onto your budget as a committed cost.
- Pick a contractor on price, start date and finish date.
- Stop retyping bids into a spreadsheet.
- Give contractors a clear scope so they can bid faster.
- Contractors bid by private link, with no logins and no extra seats.
Rehab project management
Know where every job stands without driving to the house.
You drove 40 minutes to the job site to find out the plumber never showed.
See every job on one timeline, colored by status. Photos are tagged by date, room and job. Sign off work before anyone gets paid, and get a morning alert when a job falls behind or the budget runs over.
- Check every project from your phone.
- Keep the timeline, and your holding costs, under control.
- See photo proof of finished work before you pay.
- One list of everything waiting on you, across every project.
Change orders
Price every change before the work changes.
A few "while we're in there" jobs, and the rehab is $18,000 over.
Every added, changed or removed item gets a price, any extra days and your approval. The contractor accepts, counters or declines on a private link. When they accept, the job, the schedule and your committed cost update together.
- End the "he said, she said" with contractors.
- Your budget matches what you actually agreed to.
- See why every dollar and every delay happened.
- Nothing changes until the contractor accepts.
Where flips lose money
How a good deal leaks profit
The deal analysis showed a healthy profit.
Then the plumber found a cracked drain line. The change order was a text message. The draw sat for a week waiting on photos.
No single mistake sank the deal. It lost a little money at every step.
At closing, the profit was smaller than planned. FoundREI keeps the numbers, the work and the money on one record, so you catch the leak while you can still fix it.
Ready when you are
Start with the lifetime deal.
Ready to commit?
Lifetime access for one payment. Founding spots open at launch.
Get notified when it opensLien waivers
Get a signed lien waiver before every contractor payment.
You paid the contractor in full, then found out he never signed a lien waiver.
Contractor jobs require a lien waiver by default. When you sign off a stage, FoundREI raises a conditional waiver, the contractor signs online, and the payment waits until it's signed. W-9s are requested at the same time, so your 1099-NEC list is ready at tax time.
- Have every waiver on file before closing.
- Skip the paperwork chase at tax time.
- Every signed waiver is filed with the project.
- Payments wait for the contractor's W-9 unless you choose otherwise.
Construction materials
Count every materials receipt on the right property.
The receipt is in your truck's cupholder, and the cost never made it into the books.
Upload a receipt, review the line items and post the purchase to the project's books. With your own OpenRouter key connected, FoundREI drafts the lines for you. Keep a catalog of the materials you buy, with the latest price from each supplier.
- Every receipt posts to the right property.
- Price budgets faster from your own price list.
- See which supplier has the best price.
- Import your existing price list from a spreadsheet.
Deal accounting
See what every flip actually made.
It's tax season, and you still can't say what the last flip actually made.
Purchases, contractor payments, funded draws, loan payments and the sale post to the property as double-entry books. Flip rehab is capitalized until the sale, and rental rehab is recorded as an improvement. See each property's profit and loss and cost basis, and hand your CPA a clean general ledger.
- Expenses land in the right account the first time.
- Hand your CPA a clean ledger at tax time.
- Show your partner real numbers any day of the year.
- Mistakes are fixed with reversing entries, so your history is never erased.
Property storefront
Put wholesale and seller-finance deals in front of ready buyers.
You texted the deal to your whole buyers list and heard nothing back.
Publish a wholesale or seller-finance listing straight from the deal, with photos, comps and a PDF flyer. Buyers see the exact address only after they leave their name, email and phone, and every response lands in one list. Your purchase price and profit never appear on public pages.
- Grow your buyers list with every listing.
- Look established from your first deal.
- Share one storefront link buyers can bookmark.
- Buyers can choose Buy it now and attach proof of funds.
Investment strategies
Run every strategy on the same system.
One spreadsheet for flips, another for rentals and a third for wholesale deals.
Wholesaling, fix and flip, buy and hold, wholetail, creative finance and small ground-up builds all run in FoundREI, from the first offer to the books. Compare strategies on the same property, then commit the one you're going with.
- Try a new strategy without switching tools.
- Compare strategies on the same house.
- Keep every deal's history on its own record.
- Ground-up builds up to a fourplex get their own calculator.
Team and notifications
Grow your team without handing over the checkbook.
You gave someone full access just so they could update one job.
Give each person a role with only what they need. Seeing profit and budgets is its own permission, and people without it see dashes instead of dollars. Alerts go out in the app, by email, or by text through your own Twilio account, for the events you pick, and every lead, offer and deal keeps a log of who did what.
- Delegate work without exposing your numbers.
- Hear about late jobs and budget overruns the next morning.
- Owners and admins choose who hears about what.
- Export the activity log as a CSV whenever you need it.
Who sees what
Share the job without sharing the business.
Your project manager sees the schedule, your lender sees the funding package, and your contractor sees the scope and the waiver. Nobody outside your team sees your bank balance.
Role-based access
Profit and budgets show only to people with permission.
Private outside links
Sellers, contractors and lenders respond and sign without a login or a paid seat.
Recorded approvals
Offers, change orders, waivers and lender commitments are saved on the deal with who signed and when.
Your data stays yours
Each company's records are kept apart from every other account.
Why FoundREI
One deal record from the first offer to the final books.
Most investors run a flip across a spreadsheet, a comp tool, an offer template, a bid thread and a lender email chain. FoundREI carries the address, the numbers, the people and the money forward, so you enter the deal once.
Know before you buy
Every exit compared and every offer sent from the same deal.
Control the rehab
Scopes, bids, change orders and waivers settled before money moves.
Know what you made
Every dollar posted to the property, ready for your CPA.
Pricing
Pay once for lifetime access. Pick the package that fits your team.
Founding members pay once and keep FoundREI for life. Monthly plans start only after the lifetime spots are gone.
Solo
$297once
Monthly after the lifetime spots are gone: $29/mo
- 1 seat
- 5 GB storage
- Full deal workspace
Investor
$497once
Monthly after the lifetime spots are gone: $79/mo
- 5 seats
- 20 GB storage
- Custom roles, Leads Inbox, no FoundREI branding
Enterprise
$997once
Monthly after the lifetime spots are gone: $199/mo
- Unlimited seats
- Unlimited storage
- Custom roles, Leads Inbox, no FoundREI branding
Leads Inbox is included with the Investor and Enterprise lifetime packages and is a $2/mo add-on on monthly plans.
Founding-member pricing is one payment.
All sales are final.
FAQ
Questions investors ask before they buy
How FoundREI handles the deal, who needs an account, and what the lifetime deal includes.
Read the full FAQWhat is FoundREI?
FoundREI is rehab and deal management software for house flippers and rental investors. One property record carries the lead, the offers, the deal analysis, the rehab budget and contractor bids, change orders, lien waivers, lender funding and draws, and the books, so you never retype the deal.
How do I estimate rehab costs on a flip?
Walk the house and tag photos and notes by trade, then turn the walkthrough into a line-item rehab budget with quantities and unit costs, trade by trade. Send that scope to contractors for bids. In deal analysis, FoundREI adds a 10% contingency on top of your rehab number by default, and you can change it.
Can I compare flip, rental and wholesale numbers on the same property?
Yes. Enter the numbers once and FoundREI compares eight exits side by side: fix and flip, wholetail, wholesale, long-, mid- and short-term rental, lease-purchase and seller financing. Commit the exit you pick, and its numbers carry into the rehab budget and the funding proposal.
How do lender draws work in FoundREI?
You request a draw from the lender, or from the escrow or title company holding the rehab funds, and FoundREI shows who will receive it before you send. Each draw moves from pending to approved to funded. Fund and record posts it to the deal's books, and any funded draw you haven't recorded is flagged.
Does FoundREI handle creative finance?
Yes. One offer letter can include all cash, seller financing (amortized, interest-only or equal payments), subject-to, lease option, equity share and bank financing, plus a retail comparison for context. The seller picks an option and accepts, counters or rejects it from a private link.
Do contractors, sellers and lenders need accounts?
No. They bid, sign, respond and review through private links in their browser. They never log in and never use a paid seat.
How much does FoundREI cost?
Founding members pay once for lifetime access: $297 (Solo, 1 seat), $497 (Investor, 5 seats) or $997 (Enterprise, unlimited seats). Every package includes the full deal workspace. After the lifetime spots are gone, plans are $29, $79 or $199 a month.
Founding members
Your next flip shouldn't take five apps and a spreadsheet.
Founding spots are limited. Leave your email and we'll send one message when the lifetime deal opens.
Ready to commit?
Lifetime access for one payment. Founding spots open at launch.
Get notified when it opens