Real Estate Investment OS
Access Code
Invalid access code
Analyze a Deal
Upload a screenshot or paste a listing summary to analyze any deal
👤 Personal 🏢 LLC

Deal or No Deal?

Screenshot any listing — FORGE reads the details and analyzes it in seconds.

Saved Deals
0 analyses saved
Active Projects
0 projects

Land Development Intelligence

Enter any address, parcel number, or vacant lot. FORGE determines zoning, calculates every buildable option, and recommends the highest and best use.

$
Settings
AI Integration
Add an OpenAI API key to enable real AI analysis. Without it, FORGE runs in Demo Mode with realistic pre-built scenarios. Your key is stored locally and never sent to our servers.
OpenAI API Key
Powers deal analysis, reno estimates, and narratives
Not set
RapidAPI Key (Zillow56)
Auto-fills property details from active listings
Not set
HUD API Token FREE
Anchors LTR estimates with gov Fair Market Rents by ZIP
Not set
Market Focus
FORGE Partner Directory — SW Florida
Local professionals recommended to users at the moment of decision. Tap to manage partner listings.
Your Agent
Cole Cummins
Licensed Realtor · FL & Ontario Canada
View Zillow Profile →
FORGE Partner
Gulf Coast Mortgage Group
Conventional · FHA · Investment
(239) 555-0100
FORGE Partner
SW Florida Title & Escrow
Residential · Investment · Fast Close
(239) 555-1100
FORGE Partner
SWFL Renovation Pros
Full Gut · Kitchens · Baths · Licensed
(239) 555-1300
Data & Privacy

🔨 Reno Estimator

How would you like to build your estimate?

🏦

Let's Get Some Info

Answer a few quick questions and FORGE will tell you exactly what you can qualify for — down payment needed, monthly payment, and DTI.

💼 Annual Household Income
$
$
⚠️ Lenders use 2-yr average of net income after deductions. Heavy write-offs? Consider bank-statement loan.
$
$
$
💳 Monthly Debts

Include car payments, student loans, credit card minimums, other mortgages. Do NOT include your current rent.

DescriptionMonthly Amt
Total Monthly Debt
$0
⚙️ Loan Preferences
$
📈 Deal Summary
Load from a saved analysis or active project
ARV
—
Cost Basis
—
Strategy
—
Net Profit / Equity
—
Run an analysis first
⚙️ Refi / HELOC Calculator ▼
$
$
💸 Cash-Out Refi vs. HELOC
Cash-Out RefiHELOC
Max LTV——
New Loan Amount——
Pay Off Old Loan—Kept separate
💰 Cash to You——
Monthly Payment—Interest only
Closing Costs~$3–5K~$500–1K
ℹ️Investment properties: most lenders do not offer HELOCs. Use cash-out refi or a local portfolio lender.
💡
HELOC Power Move: Draw → down payment → close → renovate → refi → repay → re-draw. One HELOC funds multiple deals.
🔄 Rental Cash Flow (BRRRR / Hold) ▼
$
$
$
Monthly Cash Flow
—
Annual Cash Flow
—
🔄 The BRRRR Cycle
B

Buy Below Market

Target distressed, expired, off-market. No-HOA = full reno freedom.

R

Rehab (DIY = 40–60% savings)

Materials-only budget. Every month faster cuts holding costs.

R

Rent at Market Rate

Strong SWFL rental demand. Or sell — tax-free up to $500K primary.

R

Refinance

Cash-out to 80% LTV after seasoning. Deploy: —

R

Repeat

Build a portfolio without tying up fresh capital each cycle.

💡 HELOC Deployment Strategy ▼
🏠
Down Payment on Next Deal — Use HELOC as the 20–25% down on an investment property. After renovation and refi, repay HELOC. Net capital out of pocket: $0.
🔧
Fund a Rehab — Draw for materials on your next project. Pay it back from sale proceeds. Speed advantage: no construction loan approval needed.
🌱
Land / Lot Purchase — Use HELOC to buy land. Build with a construction loan. Land purchase clears fast, and HELOC is repaid at closing.
📈
STR Furnishing — Full STR setup (furniture, appliances, linens) runs $8–18K. Draw from HELOC, earn it back in first season, repay.
🔄
Bridge Financing — Cover the gap between buying the next property and selling the current one. Repay HELOC at closing.
⭐
Core Advantages: MLS access · DIY labor (2–3× savings) · No-HOA targeting · Primary $500K tax exclusion · SWFL market growth