What software do investors use to manage 20+ flips per year?

Question

Hi BP investors,

I’m about 6 months into flipping and starting to think seriously about building the right operational systems before scaling further.

So far I’ve:• Completed my first flip• Have one project currently under renovation• Closed on my third flip project today and got two others under contract with closing next week.

My goal in 2026 is to scale toward 20-24 flips, with partners. Before things get too busy, I want to implement the right systems and software.

For investors operating at 20+ flips per year, I’d really appreciate insight into how you structure your operations:

• What software/tools do you use to manage multiple projects at once?
• Do you rely on flip-specific platforms or mostly spreadsheets + accounting tools? If you use any flip-specific platforms or software, please name them.
• How do you track rehab budgets, expenses, and partner contributions across multiple deals?
• What systems or tools made the biggest difference once you scaled past 10+ flips annually?

Thanks in advance for sharing your experience.

Jake Baker · Answer

@Mustafa Mahmoodzada

For my flipping business, I prefer to use fewer software programs to streamline things. It's easy to get bogged down by too much software in today's world. We use DealCheck to underwrite deals and QuickBooks Online for everything related to accounting and numbers. My flipping business does ~10 projects a year, and we track everything post-purchase in QuickBooks Online. I have made mistakes with spreadsheets on budgets - you need robust software at scale.

Be careful with real estate-specific or all-in-one software that includes accounting features. Many are single-entry systems. This means there are no checks and balances to ensure all transactions are entered correctly. A double-entry system (like QuickBooks) allows you to reconcile your bank statements, ensuring that no transactions are missing or duplicated.

Flips are tracked as inventory on the balance sheet. When they are sold, those accumulated expenses are journaled to the P&L as Cost of Goods Sold (COGS). Flips are not like rentals, where you deal with monthly cash flow and depreciation. A flip is an active business where your "product" is the house. If you use rental-centric software, you might find it difficult to track Work in Progress (WIP) correctly, which makes tax season a total mess.

We handle partner contributions through Equity Accounts in the Chart of Accounts. Giving each partner or deal a dedicated sub-account allows you to track exactly who brought what capital to the table. This keeps the math clean for final payouts and provides a clear audit trail that builds trust with investors.

For task and timeline tracking, we use ClickUp, though Asana or Monday are also great options. When you have several overlapping rehabs, you need to be able to toggle between list, calendar, timeline, and Kanban views. These different perspectives help you manage the workflow and spot potential delays before they impact your bottom line.

Chris Seveney · Answer

We are in the same boat on what to use for flips/ BRRR properties. So any recommendations from unaffiliated people would be great

Mustafa Mahmoodzada · Answer

@Lipa F. $25K which was 10% of ARV/sold price.

Rob Hardie · Answer

I just pretty much can run everything out of QuickBooks (or Zoho if you prefer). At first, I had no knowledge of charts of accounts and things like that but by just looking at forums or googling I figured it out pretty quickly.

Marcus Delgado · Answer

BatchLeads is already in my stack for off-market sourcing and skip tracing, been using it on the BRRRR side for a couple years. Hadn't come across nextflip.ai before, just signed up after reading this.

Cody Waller · Answer

PropStream handles my comps and lead lists, that's been the backbone for a while. Pull my own comps before I trust anyone else's ARV, and when I'm actively sourcing I'll build distressed lists there and run them through BatchLeads for skip tracing and outreach.

For deal analysis, been running stuff through nextflip.ai lately. It scores deals on profit potential, rehab scope, and market risk so you get a quick read before you put real time into underwriting. Not replacing your own numbers but it filters out the dead-on-arrival stuff fast before you pull full comps.

The actual project management once I'm in a deal - still Google Sheets. I've got a template built out over 22 flips that works for me. Looked at dedicated flip software a few times, most of it adds steps I don't need at my volume. You're at 20+/year you probably want something with a real workflow, I'm just not there yet.

Jake Nissan · Answer

Good timing to be thinking about this. Things get messy fast once you’ve got a few projects going at the same time

From what I’ve seen, most people end up running spreadsheets + QuickBooks + some kind of project management tool, but nothing really ties everything together cleanly

The biggest issue I keep noticing is tracking actual rehab vs initial numbers and seeing true margins once you factor in financing + holding across multiple deals

Are you trying to build one system for everything or just tighten up what you’re already using?

Ryan D. · Answer

Most people I know aren't doing the volume you're targeting, so take this with a grain of salt. But everyone I've talked to is basically running Google Sheets, Excel, and human glue holding it all together.

I'm running two active flips plus a rental portfolio and had the same frustration — nothing tied underwriting, rehab tracking, and contractor management together in one place. So I built my own.

DM me if you have any questions.

Lipa F. · Answer

May i ask how much was the profit on your first one?

What software do investors use to manage 20+ flips per year?

What software do investors use to manage 20+ flips per year?

Most Popular Reply

11 Replies