For US house flippers
Walk the house. Price the rehab. Know your maximum offer.
Numbers you can trust, on the phone you already carry.
Flip Investor OS takes a flip from the first walk-through to the sale: a 12-zone inspection on your phone, an estimate where an unknown stays unknown, the deal math with your maximum offer, and the project tracked against the plan you started with.
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How it works
One path for every house, from the walk-through to the sale
Walk it
Twelve zones on your phone: photos and notes per zone, offline in a basement, synced later. Field AI describes what is visible in the photos, what is possible and what no photo can verify. It never prices.
Estimate it
Lines by zone, priced from your own rates or the starter set. An unknown cost stays Unpriced instead of turning into $0, and the total says Incomplete until every line has a number.
Run the numbers
Maximum offer, profit, margin and ROI from every cost; low, base and high ARV; stress tests. Flip and BRRRR side by side on the same house. The app shows the margin of safety, you make the call.
Track the project
The original plan is frozen; the forecast and the actual sit next to it line by line. Receipts are read by AI and confirmed by you, bids compared with the estimate, a reason recorded for every line that moved.
What is different
Built for the walk-through, not for the desk
Phone first
Primary actions sit where your thumb is. Photos, notes, expenses and receipts in one hand, on site.
Unknown is never $0
A line without a price is marked Unpriced and the total says Incomplete. No false precision.
The original plan stays
Original, forecast and actual are three separate numbers. You always see what you believed on day one.
Two ways out
Flip and BRRRR on the same house: profit next to cash left in, cash flow and DSCR.
AI in its place
AI reads photos, receipts and bids and suggests. It never calculates, never prices, never decides.
Share without exposing
A contractor sees the scope without prices; a lender or a partner gets a package; an accountant gets a summary. Links you can revoke.
Free, no plan needed
Eight calculators every flipper uses
A free account opens them all: no card, nothing saved. The same math the app runs on your deals.
Plans
Two plans, one price list
Starter from $79 a month, Pro from $149 a month; about 35% less when paid yearly. Every plan starts with a 14-day free trial. Cancel anytime; access continues until the end of the paid period.
See plans and pricingStarter
One project at a time
$79a month
or $612 a year
Pro
For active flippers
$149a month
or $1,164 a year
Learn
How flippers run the numbers
Formulas, worked examples and checklists: the 70% rule, ARV from comps, rehab costs by square foot, holding costs, hard money, BRRRR.
Maximum offer (70% rule)
The 70% Rule in House Flipping: How to Calculate Your Maximum Offer
The 70% rule: maximum allowable offer = ARV × 70% − repairs. Worked example, when 65% or 75% fits, what the MAO formula ignores, and a full maximum offer.
Read · 9 min readBRRRR
BRRRR Method Math: Cash Left In, Cash Flow and DSCR Explained
BRRRR calculator math: cash invested, refinance at 75% of ARV, cash out, cash left in the deal, NOI, cash flow, DSCR and cash-on-cash on one example house.
Read · 9 min readHard money
Hard Money Loans for House Flips: Points, Interest and Cash at Closing
Hard money loan calculator math for a fix and flip: loan = price × LTC + rehab × LTC, points, monthly interest, total financing cost and cash at closing.
Read · 8 min readStart today
Take one real house through the app this week
Sign up, load the demo data to look around, then add a house you are actually looking at. Fourteen days free; cancel in Settings whenever you want.