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Costs and financing live in the Deal inputs section of the Deal Calculator as six matching tiles: Financing, Monthly Expenses, Rehab, Buying cost, Selling cost, and Forecast. Each tile shows its current total; click it to open the editor.
Key things to know
  • Rehab supports three methods - Quick, Scope items, and Quotes - but only the active method drives the rehab total, so nothing double-counts.
  • Selling cost is editable only while Planning to Sell is on in Forecast (it is always on in Flip mode).
  • Financing supports a Cash System scenario, every common loan type, refinance, and a second loan, with an amortization schedule per loan.
  • Defaults are inherited from your org’s Basic Setup presets per mode; anything you edit on the deal overrides them.
  • Each editor header has a Manage Defaults link (gear) to the matching Basic Setup page: Financial Presets for expenses and buying/selling costs, Financing (Loans) for financing.

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Rehab

The Rehab tile shows the current estimate and which method produced it. Click it to open the rehab editor and switch between methods. On a phone the editor is full-screen so the title and Save stay on screen. Building a Scope estimate:
1

Open the Rehab editor and pick Scope items

The catalog lists your org’s repair items grouped by category (Exterior, Interior, Systems, Structural, Other). Flat items show **New X∗∗;X**; /sqft items show **New Y/ft2∗∗;single−partitemslike∗∗KitchenCabinets∗∗or∗∗Furnace∗∗.Pickoneortheothertoavoidcountingthesameworktwice.Searchandsorttofinditemsfast.Use∗∗+Addcustomitem∗∗atthebottomofthelisttoaddaone−offrepairthatisnotinthecatalog.Customrowsstayonthisdealonly(theyarenotaddedtoSettings)andstartatY/ft²**; % of scope items show **New Z% of other items**. Umbrella items name their scope, such as **Kitchen (Full Remodel)** or **HVAC (Full System)**, so you can tell them apart from single-part items like **Kitchen Cabinets** or **Furnace**. Pick one or the other to avoid counting the same work twice. Search and sort to find items fast. Use **+ Add custom item** at the bottom of the list to add a one-off repair that is not in the catalog. Custom rows stay on this deal only (they are not added to Settings) and start at 0 so you set the cost yourself. A new custom row stays at the top while you name it and set its level and cost, so it cannot move while you work. Sorting by any column releases it back into the list, where rows with a level appear above unused rows.
2

Set a condition level per item

Pick a level such as Minor repair, Light repair, Moderate repair, Heavy repair, or Full replacement. Each level applies a percentage of the item’s New base - for example a minor repair costs 10% of New and a light repair 25%. For /sqftitems,Newbaseisthecatalogratetimestheproperty′slivingarea;ifsquarefootageismissingorzero,Newbaseis/sqft items, New base is the catalog rate times the property's living area; if square footage is missing or zero, New base is 0 unless you override the amount.
3

Adjust square footage on $/sqft items

Once a /sqftitemhasalevel,thesquarefootageinits∗∗New/sqft item has a level, the square footage in its **New Y/ft² × N ft²** line is editable. Type the area that item actually covers, such as a roof that is larger than the living area or flooring for only part of the house, then press Enter or click away. A decimal rounds to the nearest square foot. The row recalculates and replaces any cost you typed. The area stays when you change the level. Click Reset next to it to go back to the property’s living area. The change applies to that item on this deal only.
4

Set a quantity where needed

Use Qty to count items there is more than one of, such as 2 bathrooms or 3 exterior doors. The row cost is multiplied by the quantity. If you typed your own cost, changing the quantity scales it.
5

Add Contingency

Check Contingency to include a percent (10% by default) of the other included items. Edit its % of scope rate directly; no repair level is needed. The amount updates as you add, remove, or change other items. Percentage rows do not compound on each other.
6

Fine-tune amounts

Override any calculated amount with your own dollar figure, and use the checkbox per row to include or exclude it from the total. Use Note on any row to add or edit a short explanation, including items you pick yourself.
7

Save

The scope total becomes the rehab number used across the calculator and the property card.
8

Optional: export Scope items

Use Export in the Rehab Cost header to download a PDF, CSV, or Excel file of the included Scope items. Empty catalog rows are left out. The file uses the numbers on screen, even before you Save.
On each Quick / Scope items / Quotes tab, admins can pin that method as the organization default for new deals (the default tab keeps a filled pin and a light teal highlight). Catalog items, condition levels, and Quick defaults are still configured under Advanced Settings > Organization > Rehab (also linked from the pin popover). When the default is a Quick percent of list price, admins can also enable auto-applying the estimate to new deals that have no rehab value yet.

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Buying and selling costs

  • Buying cost covers purchase-side closing costs: agent fee, closing costs, and any extra line items you add. Defaults come from your org’s per-mode Financial Presets and stay in sync with them until you edit the deal’s buying costs directly. Manage Defaults in the Buying Cost header opens those presets.
  • Selling cost covers the exit: sale agent fee and seller closing costs, each as a percent or dollar amount. It applies when a sale is part of the analysis - always in Flip mode, and in Rental mode when Planning to Sell is on in Forecast. Manage Defaults opens the same Financial Presets page.

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Forecast

The Forecast tile shows the holding period and appreciation (or “Not selling”). Click it to open the editor, which controls the sale scenario: IRR uses this same holding period and appreciation, together with the Agent fee and Closing cost from Selling cost. For rentals, IRR appears only when Planning to Sell is on, because IRR needs an exit value. It stays unavailable for a staged refinance whose funding and payoff happen during the hold; that cash-flow timeline is not yet included in IRR.

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Monthly expenses

The Monthly Expenses tile shows the item count and monthly total. Inside, the table merges your org’s expense presets for the current mode with your per-deal changes:
  • Override any row’s value, and switch each row between percent and dollars-per-month.
  • Percent-based expenses compute from the price basis, except management, which computes from rent.
  • Add fully custom expense rows, and toggle optional preset rows on or off.
Presets are managed in Basic Setup > Financial Presets. Use Manage Defaults in the Monthly Expenses header to open that page.

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Financing

The Financing tile summarizes your current setup (scenario name, loan count, and monthly debt service). The editor becomes available once the calculator finishes loading your settings. After closing and reopening the calculator, click Financing again to open the editor. Use Manage Defaults in the Financing header to edit loan scenarios. Inside:
  • Financing Scenario picks the funding structure. Cash is always the first option and turns financing off entirely; Custom lets you build a loan stack from scratch. Switching away from Cash brings back the loans you had before selecting it.
  • Platform System scenarios are always available: Rental includes BRRRR, Classic Loan, and Refinance; Flip includes Hard Money. Their listed loan closing costs are exact, so a System scenario with no listed fees starts with none. BRRRR pairs a 6-month interest-only hard money bridge with a DSCR refinance that pays it off at month 6.
  • The dropdown uses the same badges as Settings: System marks a platform scenario and DEFAULT marks your organization’s default, so a custom scenario that shares a name with a System one is still easy to tell apart.
  • Loan type: Conventional, FHA, VA, USDA, DSCR, Hard Money, Private Money, Seller Financing, HELOC, or Other.
  • Loan terms: down payment, interest rate, amortization (in years or months), and an interest-only toggle.
  • Rate source: for Conventional, FHA, VA, USDA, DSCR, and HELOC loans, an Own rate / Market + spread switch sits above the interest rate field.
    • Own rate is the quote you type. It never changes on its own. A small line under the field tells you what Market + spread would be today, so you can compare.
    • Market + spread locks the field (it turns green with a lock icon) and shows the math underneath: Market (the published index and its date - hover for the index name and source), a Term line when your amortization moved the price, + Spread (editable right there - “Default” means the org default; “Custom” means you typed one for this loan), and = Rate. Adjust next to the spread opens Advanced Settings > Market Rate Spread in a new tab so you can change the org default without losing the deal. The i next to the label explains both options and has the same Adjust link.
    • A saved deal keeps the rate it was underwritten at. When the market has moved since, the breakdown shows the old and new numbers with an Update to x.xx% button - nothing moves until you click it.
    • Changing the loan type switches back to Own rate. Hard Money, Private Money, Seller Financing, and Other have no public benchmark, so they show a plain rate field.
    • ProPilot’s own scenarios (Classic Loan, Refinance, and BRRRR’s refinance loan) start on Market + spread, so a new deal is priced off today’s index rather than a number we picked months ago. Switch to Own rate whenever you have a real quote. BRRRR’s hard-money purchase loan and the Flip Hard Money scenario stay on a fixed rate.
  • Term and the market rate: published indices exist only for 15-year and 30-year fixed loans. Under Amortization, 6 mo, 15 yr, and 30 yr are one-click picks. 6 mo is the usual hard-money bridge and switches the field to months. 15 yr and 30 yr are the two terms with a published index. Other terms are priced from the 15/30 curve: 16-29 years are interpolated between the two quotes (a 20-year loan lands about two-thirds of the way from the 15-year to the 30-year rate); under 15 years is priced as 15-year and over 30 years as 30-year, because real quotes for those terms sit very close to the nearest published one. The Term line in the breakdown shows the adjustment (e.g. “Term (20-yr) between the 15- and 30-yr quotes −0.40%”). FHA, VA, USDA, and DSCR have 30-year indices only, so they borrow the conventional 15/30 difference for shorter terms. HELOC follows prime, which has no term. LTV never changes the benchmark - published indices are not LTV-tiered - so adjust the spread if your lender prices LTV.
  • Method: Finance (a purchase loan) or Refinance (a refi sized against ARV). In Finance mode you can also Include rehab in loan to fund rehab through the loan instead of cash.
  • Loan closing costs: itemized line items such as Origination Fee, Points, Underwriting Fee, Appraisal Fee, Title Insurance, and more, each editable per loan.
  • Add loan attaches a second loan to model combinations like purchase plus refinance or a hard-money-to-DSCR plan. Refinance setups show Cash out or In walls and Cash to close summaries.
  • Loan 1 vs Loan 2: picking a scenario opens Loan 1 so you can see what was applied; any second loan stays collapsed. Each loan card carries a numbered badge and its own colour edge (teal for Loan 1, indigo for Loan 2), and a chip in the header states how they relate: Runs alongside Loan 1 when both close at purchase, Pays off Loan 1 on the second loan and Paid off by Loan 2 · 6 mo on the first when it is a refinance.
  • Covers another loan: on a second loan timed After purchase, a highlighted panel appears directly under Loan time. Tick the loan this one pays off (for example a DSCR refinance that retires a hard money loan). Leave everything unticked and both loans stay active with their payments added together - the panel says so explicitly.
  • Amortization schedule opens a month-by-month payment breakdown for the loan.
Saved loan scenarios from Basic Setup > Financing (Loans) can be applied in one click, and each mode (Rental / Flip) keeps its own financing setup. When Waltz is enabled, Get a loan with Waltz appears in the Deal Calculator footer and again in the Financing editor footer. It opens a DSCR loan calculator prefilled from this deal.

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Common questions

Waltz is a DSCR calculator, so Get a loan with Waltz uses the first DSCR loan in your Financing setup, including its LTV and interest rate. Hard Money and other loan types are ignored. If the deal has no DSCR loan, Waltz uses your organization’s DSCR financing preset. If neither is available, Waltz opens with its own loan defaults.
Yes - use Add loan to attach a second loan, including refinance chains. Each loan has its own terms and closing costs, and its own amortization schedule.
Only the active method drives the rehab total. If you build a Scope estimate while Quotes is active, the total will not change until you switch the active method to Scope items.
Selling costs only apply when a sale is in the analysis. Turn on Planning to Sell in the Forecast editor; in Flip mode it is always on.
That is the trade-off working correctly: rehab funded by the loan is no longer out-of-pocket cash, so Cash Needed falls, while the larger loan raises the monthly payment and loan closing costs.
Buying cost rows inherit the current org presets for the mode until you explicitly edit them on the deal. Once you edit them, your per-deal values stick.
Flip ROI is unlevered (financing excluded from project cost), while CoC measures profit against the actual cash you put in with your loans. Changing financing moves CoC and the smaller after financing line under ROI, Margin, and Break Even; the big unlevered numbers stay put. In the flip breakdown, Project Cost (ROI basis) is the unlevered cost used for those headline tiles. Loan closing costs and loan interest for the holding period appear in a separate Financing section, followed by Net Profit and Net Margin after financing. Principal is not a cost (it reduces the payoff at sale), and with a staged refinance each loan is charged only for the months it is actually outstanding - the bridge loan until the refi funds, the refi loan from then until the sale.
Only when After financing is selected on Max Offer. Before financing ignores financing, including loan closing cost rows. Buying costs affect the target in both modes.

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Where defaults come from