For acquisitions teams
Turn any listing into a fundable offer
Deal Command models seller carry, bridge fees, financed closing costs, balloon payoffs and the cash-out refinance on the other side — then writes the LOI and the lender package for you.
Drop a PDF, T-12, rent roll or listing link. First deal free · No card required · Numbers back in about a minute.
Live underwriting
Move the price. Watch the stack.
These are real calculations from the same engine inside the app — senior debt, seller carry with the bridge fee, commission and closing costs financed in. Not a canned example.
Standard playbook: 75% senior debt, 25% seller carry, 2.5% bridge fee, 3% commission, closing costs rolled into the carry note.
Senior loan
$3,000,000
Seller carry note
$1,225,000
Cash to close
$0
Price per unit
$100,000
Year 1 DSCR
1.38x
Year 2+ DSCR
1.09x
Net monthly cash flow
$2,176
Year 1 is cheaper because the seller carry is in its deferral period — no carry payments, and that interest capitalizes onto the note. Year 2+ shows debt service once the carry starts paying interest-only.
Capital stack
- Senior loan
- $3,000,000
- Seller carry
- $1,000,000
- Financed fees
- $225,000
Cash to close: $0
Why not just use a spreadsheet
Because the sheet breaks where the deal does
- Five offer scenarios means five copies of the file, and nobody knows which one you sent.
- Carry interest that capitalizes during the deferral period has to compound — a flat interest line understates the balloon.
- The refinance sizes to the lesser of the LTV test and the DSCR test, not whichever one you typed in.
- The balloon payoff, extension fee and post-refi debt service all move together when you change the price.
- Going from underwriting to a sent LOI means rebuilding the same numbers in a document.
- Buy box fit, broker email and lender package all read from the deal instead of being retyped.
Everything an acquisition takes
Creative-finance underwriting
Senior debt, seller carry with deferred interest, bridge fees, financed closing costs, balloon payoff and the cash-out refinance that follows — modeled year by year.
Deal structure playbooks
Start from conventional, seller carry zero-cash-to-close, subject-to/wrap or bridge-to-refi. Save your own structures and reuse them on every deal.
Buy box scoring
Set your markets, sizes, price band, cap rate and carry requirements. Every deal that lands gets a fit score automatically.
Drop an OM or a listing link
Drag in a PDF, T-12, rent roll or P&L — or paste a listing URL — and the numbers fill themselves in.
LOIs in one click
Generate a letter of intent that matches your terms exactly, export the PDF and send it from your own email.
Broker and lender outreach
AI-drafted intro emails, financing requests with a lender summary attached, and an inbox that keeps each deal's thread together.
Every number, out in the open
See the whole capital stack before you make the offer
Senior debt, seller carry, financed fees, DSCR by year, balloon payoff and the exit — all calculated from the same inputs, so you know the deal still works after the refinance.
- Valuation: NOI, cap rate in place and pro forma, projected exit
- Sources and uses, with every financed fee itemised
- Debt service and DSCR against your 1.25 target
- Zero-cash-to-close check on every structure
How it runs
From listing to signed LOI
Paste a listing link, forward a broker alert, or drag in the offering memorandum. The property, price, units and financials fill themselves in.
Who built this
Built by an operator, not a software company
Deal Command came out of running real acquisitions across Texas, Oklahoma, Colorado and Idaho: the same spreadsheets, the same seller-carry structures, the same LOIs, deal after deal. Every calculation in here exists because a live deal needed it.
One engine, every screen
The underwriting math is a single function every screen reads from. The LOI, the lender package and the dashboard cannot disagree with the analyzer, because they are all quoting the same numbers.
Carry interest capitalizes
During the deferral period the seller carry accrues and compounds onto the balance instead of being carried flat. The balloon figure you see is the one you would actually owe.
Refinance sized like a lender sizes it
The cash-out refinance takes the lesser of the LTV test and the DSCR test off the balloon-year NOI — not whichever number happens to look better.
Assumptions are inputs, not constants
LTV, rates, carry terms, bridge fee, commission, target DSCR, exit cap, hold period and refinance terms are all yours to set. Nothing is hardcoded behind the scenes.
Questions
Before you start
Put your next offer out today
Set your buy box, pick a structure, drop in an offering memorandum — and send the LOI before the broker calls you back.
First deal free · No card required