I have sold a bit over $55 million of 2-4s in Chicago and instantly know what kind of offer is really needed to win.

It is no longer a seller's market where a flip sells instantly. 

Estimating true rental income (not list rent).Modeling taxes, insurance, maintenance, and financing.Stress-testing downside (vacancy, rent drops, expense shocks).Checking neighborhood/school data and comps.Deciding which 1–2 deals are worth a deep dive.What I’m prototyping:      Insert your loan info/expensesGet an instant financial breakdown: rent model, taxes, insurance, cash flow, cap rate, DSCR.Adjust assumptions in seconds (rates, taxes, repairs, PM, vacancy).Data confidence score so you know when numbers are strong vs. thin.Market/Neighborhood snapshot (sales/rent comps, schools).Roadmap: Section 8 insights + an Agent Portal for shared underwriting.Where I need your feedback:What’s the first number you trust to decide “pass vs. proceed”?

I’d definitely recommend adding a drone or map shot that highlights your proximity to the beach and nearby attractions — it helps guests visualize the location instantly.

My average CPL on “we buy houses” was between $28–$45 using instant forms plus a follow-up SMS within 5 minutes.

You can’t just bump the rent right away either if they’re mid-lease.What I’d do is dig into the details before you close:Ask for the lease agreement, payment history, and security deposit records.Double-check rent amounts versus market rates.If possible, meet or talk to the tenant — you’ll learn a ton from a five-minute chat.If the tenant’s clean, pays on time, and rent’s close to market — sweet, you’ve got instant income.

As for vacant vs. tenant-occupied, vacant gives you more flexibility to screen your own tenants and update the unit as needed, but occupied can mean instant income if the tenants are reliable and paying market rent.

When a motivated seller calls, it answers instantly, qualifies them, and books the appointment right into our CRM.

I built Pathwaize to include agents that handle inbound calls, qualify leads, and book appointments instantly - so no deal slips through the cracks.On the website side, we use AI chat and click-to-voice agents that act like trained REI assistants - they can talk with motivated sellers, screen leads, and even handle common questions.It’s not about replacing people - it’s about removing delays, keeping communication 24/7, and freeing up time to focus on other tasks, like closing deals.

I did; was dropped from the suit instantly, but had 4 months of stomach acid until that point.If I can find the list I will post it here.