.), and it returns a full underwriting breakdown:Base / downside / upside returnsP&L, DSCR, CoC, sensitivity tablesFlood + insurance risk for FloridaNext-step checklist and “what would change my mind” summaryIt uses conservative defaults (7.11% 30-yr @ 75% LTV, 5% vacancy, 3% expense growth, etc.) and calls out when you should check with a CPA, appraiser, or attorney.You can try it here on ChatGPT by searching for “BRRRR Brain” in the GPTs section.TRY IT OUT HERE!

You don’t have to go into personal details — just keep it simple:“I’ve been appointed by the county probate court as conservator for [Mother’s Name].

.), and it returns a full underwriting breakdown:Base / downside / upside returnsP&L, DSCR, CoC, sensitivity tablesFlood + insurance risk for FloridaNext-step checklist and “what would change my mind” summaryIt uses conservative defaults (7.11% 30-yr @ 75% LTV, 5% vacancy, 3% expense growth, etc.) and calls out when you should check with a CPA, appraiser, or attorney.You can try it here on ChatGPT by searching for “BRRRR Brain” in the GPTs section.If you want cold, math-driven underwriting instead of hype, it’s worth testing.TRY IT OUT HERE!

Study ARV, rehab estimates, holding costs, and how to calculate a conservative offer.

If your subject (0.5 acres) looks more like the lower end of the lot sizes, value it against those.Only give premium value to land if the market clearly rewards it (rural, equestrian, estate-style, or where people actually shop by acreage).If all comps are bigger (0.75–1.25 acres), we mentally adjust down a bit, not a percentage, just enough to keep our ARV conservative.

That left $330,000 of additional cost I viewed as the "at risk capital" although equipment carries value, even depreciated and therefore this risk capital is using a conservative approach.Our willingness to cover all expenses attracted several highly qualified restaurateurs.

Take the conservative ARV, subtract build cost, soft costs, holding, and your required profit.

Hi @Stan Koper I lean conservative, It is very unlikely I would vote for newly elected mayor of NYC in my life time.

I’m also being more conservative with underwriting, paying close attention to cap rates, cash-on-cash returns, and potential long-term maintenance.

A clean, realistic scope of work and conservative ARV will go a long way in getting a lender comfortable.The other big lesson is that certainty beats chasing the lowest rate.