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Wholesaling is the practice of putting a property under contract with a seller, then assigning that contract to an end buyer for a fee — without ever taking title. The wholesaler's profit is the spread between the seller's contract price and the buyer's purchase price, minus the assignment fee paid at closing.

In most U.S. states, yes, when structured as an assignment of contract rather than the unlicensed brokering of someone else's property. A handful of states (notably Illinois, Oklahoma, and South Carolina) have passed restrictions requiring a license or limiting volume — check your state's most recent statute and consult counsel.

Most wholesalers maintain a buyer list of cash flippers and landlords. FoundREI's deal-marketing module generates branded flyers and public share links you can send to that list with one click.

Typical assignment fees range from $5,000 to $25,000 per single-family deal, with experienced wholesalers regularly clearing $30,000+ on larger spreads. The right fee is whatever leaves the end buyer enough profit to pursue the deal.

MAO = ARV × 0.70 − Rehab − Wholesale Fee. The 70% rule reserves 30% of ARV for the end buyer's profit, holding costs, and closing costs.

Buy, Rehab, Rent, Refinance, Repeat. You acquire a distressed property with short-term capital, renovate, place a tenant, then refinance into long-term debt at the new appraised value — ideally pulling most or all of your original cash back out to repeat the process.

A flip exits via sale; BRRRR exits via refinance and holds the property as a rental. The underwriting cares about ARV (for the refinance) and rent (for the long-term hold). FoundREI models both in a single view.

When the cash-out refinance returns 100% or more of your original cash invested, you own a cash-flowing rental with zero remaining basis — your cash-on-cash math has a denominator of zero. Achievable when you buy well, rehab to scope, and the appraisal supports your ARV.

DSCR refinances commonly fund at 70–80% of appraised value for stabilized rentals with a 1.0+ DSCR. FoundREI models DSCR alongside LTV so you don't over-leverage.

It happens. FoundREI stress-tests refinance proceeds against ±10% appraisal swings during underwriting, so a short refinance is a known scenario — not a surprise.

Building a new structure from raw or scraped land, then either selling for profit (build-to-sell) or holding as a rental (build-to-rent). Costs are split into land basis, hard costs (sticks-and-bricks), and soft costs (permits, design, financing, carry).

Flips renovate existing structures; development creates them. The risk profile is longer (12–24 months vs 6–9), the permitting path matters as much as the construction, and the exit comps are new-construction comps — not the renovated existing-stock comps a flip uses.

Hard costs are physical construction — foundation, framing, MEP, finishes. Soft costs are everything else: architectural design, engineering, permits, impact fees, financing fees, construction-period taxes and insurance, and interest carry.

Construction loans funded in draws, often 80% LTC (loan-to-cost) for experienced developers, paired with equity from the sponsor or LPs. FoundREI models LTC, draw schedules, and interest reserve directly in the analyzer.

FoundREI is currently optimized for small infill — single-family new construction, duplex-to-fourplex, and small build-to-rent portfolios. Large multifamily ground-up has additional capital-stack and stabilization modeling that we'll address in a future release.