The math, without the sales pitch.

Fifteen pages, and not one of them asks who you are first. Every number here is one you can check against your own county record and your own payoff statement.

A brick house set back from a sidewalk on a quiet residential street

One worked example$180,000 resale, four rows

Start here

Every offer is the same four rows.

Read this one first. Every calculator below is a variation on it, and a number nobody will break down for you is not a number you can argue with.

01Resale value once the work is done
02Repairs, at what a contractor charges
03The margin whoever renovates it needs
04Our fee, on its own line rather than buried

See the offer math

What a house sale nets you

Every figure a sale turns on, each on its own page, with the arithmetic left visible.

6 pages

CalculatorCash offer vs listingWhat each one actually nets after commission, repairs and months of carrying costs.Open CalculatorWhat an empty house costsTaxes, insurance, utilities and upkeep on a property nobody lives in.Open CalculatorSell the rental or keep itWhat selling today nets against years of rent and a later sale, side by side.Open CalculatorSeller net sheet for TennesseeEvery closing cost on its own row: payoff, commission, the state transfer tax, title fees, prorated taxes and repair credits.Open CalculatorHow much equity you haveValue minus every mortgage, lien and back tax, then minus what it costs to sell, so you see what a sale actually nets.Open CalculatorThe 70% rule, and our own mathWhat an investor's rule of thumb pays for your house, next to what our own offer math would produce on the same numbers.Open

Carrying the note yourself

What owner financing pays over time, and what you take on to collect it.

How it worksOwner financing explainedWhy carrying the note raises the total, and what you take on to get it.CalculatorOwner financing amortization scheduleMonthly payment, total interest and the full year-by-year schedule, including an optional balloon payoff.

An inherited property

The order things come up in after a death, and what the IRS counts as a gain.

ChecklistInherited property checklistProbate, heirs, insurance and taxes, in the order they actually come up.CalculatorTaxes on an inherited houseThe stepped-up basis, the gain at three federal rates, and what Tennessee actually taxes.

Selling a service business

What a buyer is paying for, how the deal gets structured, and what reaches you at close.

4 pages

A service business is priced off what it earns the owner, not off revenue. These four pages work through that number, the multiple applied to it, and everything taken back out of the price between the handshake and the wire.

A small storefront on a street at dusk, lit from inside

GuideSelling a service businessWhat a buyer looks at, what it is worth, and how to sell without your crew finding out.CalculatorWhat your business is worthSeller's discretionary earnings, every add-back shown, times a market range you can change.CalculatorHow a business sale gets structuredCash at close, a seller note and an earnout, split out so you can see what you collect now against what stays at risk.CalculatorWhat you keep when you sell the businessPrice minus the broker fee, debt payoff, a working capital adjustment and transaction costs, down to the net at close.

The rest of it.

These pages answer the questions that come before the arithmetic does. If you would rather filter than scan, search the site.

Questions we getIs this a scam, will you lowball me, what do you make on it.Compare your optionsCash buyer against a realtor, an iBuyer, a wholesaler, an auction.GlossaryEvery term on these pages, defined in a sentence you can read once.GuidesProbate, foreclosure, tax sales and disclosure, cited to the statute.