For investment agents
Underwrite the deal, then raise the capital, in one workspace
You sell to investors, so you live in the numbers. RealtrAI puts the vacation-rental pro-forma, the BRRRR model, the NNN analysis, the syndication memo, the investor pitch, and the investor list in one governed workspace, so the math and the story stay in sync.
The challenge
- !You rebuild the same pro-forma across four spreadsheets, and every one drifts the moment an assumption changes.
- !Buyers want cap rate, cash-on-cash, and IRR together, but they live in three different tools.
- !Generic STR estimators average occupancy across the year and hide the slow season that sinks a deal.
- !A BRRRR play and a vacation rental on the same property are hard to compare without modeling both by hand.
- !Every raise starts from a blank memo, and the distribution waterfall is the hardest part to explain in plain language.
- !The numbers in your underwriting and the numbers in your pitch are never quite the same.
How RealtrAI helps
- ✓One workspace for the whole investment workflow: underwrite, package, and pitch from the same set of numbers.
- ✓Defensible pro-formas in seconds, with cap rate, cash-on-cash, and IRR computed from one input set.
- ✓A vacation-rental model benchmarked to the zip code, with 12 months of seasonality made visible instead of averaged away.
- ✓BRRRR and NNN analysis that survive a sophisticated investor's questions.
- ✓A Reg D syndication memo structured the way limited partners read it, ready for your securities counsel.
- ✓Your outputs and your data stay yours, with per-tenant isolation and full audit logging.
Underwrite
Pro-formas that hold up to scrutiny
The buyers you work with run the math themselves, so a soft assumption costs you the deal. The investment calculators benchmark to the local market and compute the return metrics investors recognize, all from one input set. Change a financing term and the whole model recalculates, so you compare scenarios in seconds instead of re-keying a spreadsheet.
VR Calculator
Vacation-rental pro-formas with ADR and occupancy benchmarked to the zip code and a 12-month seasonal revenue curve, not one blended number.
BRRRR Analyzer
Model the buy, rehab, rent, refinance, and repeat cycle, including the cash left in the deal after the refinance.
NNN Lease Analyzer
Underwrite single-tenant net lease assets with the rent schedule, escalations, and reversion assumptions an investor expects.
Raise
Turn the model into materials capital can evaluate
Once a deal pencils out, the work shifts from math to narrative. The same numbers flow into a structured syndication memo and a pitch, so the IRR in your underwriting is the IRR an LP reads on page one. You spend your time with investors, not reformatting documents.
Syndication Memo Builder
A Reg D investor memo with the IRR, equity multiple, and a tiered distribution waterfall laid out the way limited partners read them, ready for your securities counsel.
Investor Pitch Generator
Turn the headline returns and deal thesis into a tight pitch narrative for the first investor conversation.
One set of numbers
Pull projected returns from any calculator into the memo and the pitch, so the math and the story never disagree.
Match
Get the right deal to the right buyer
Most investment agents carry a roster of active buyers with specific criteria: cap rate floors, target markets, asset classes, hold periods. The Investor List keeps that roster organized so a new deal reaches the buyers it actually fits, instead of a mass blast that burns your credibility.
Investor List
Keep active buyers and their criteria organized so each deal goes to the investors it matches.
Criteria on file
Track the markets, return thresholds, and asset classes each buyer cares about.
Fewer wasted sends
Reach for the buyers a deal fits instead of spraying the whole list every time.
Governance
Your deal data stays yours
Underwriting and investor relationships are sensitive. RealtrAI runs per-tenant data isolation, SSO and RBAC, and full audit logging, and the workspace is air-gap-ready. Every output is agent-owned, so the models and memos you build belong to you. The platform is governed by Trunnion AI.
Per-tenant isolation
Your deal models and buyer data are isolated to your tenant, not pooled with anyone else.
Agent-owned outputs
You own every pro-forma, memo, and pitch you generate. Your data is your data.
Full audit logging
Every generation and override is logged, so you have a clean record of how a model was built.
How it works
Adopting investment agents.
Pick the model
Open the VR Calculator, BRRRR Analyzer, or NNN Lease Analyzer for the deal in front of you and enter the property and your assumptions.
Underwrite the deal
Read cap rate, cash-on-cash, and IRR from one input set. Change a financing term and the model recalculates live.
Package the raise
Flow the projected returns into the Syndication Memo Builder and the Investor Pitch Generator so the numbers stay in sync.
Match and send
Use the Investor List to route the deal to the buyers whose criteria it fits, and keep an audit trail of every output you own.
FAQ
Questions, answered.
Which tools do investment agents use most?
The VR Calculator, BRRRR Analyzer, and NNN Lease Analyzer for underwriting, the Syndication Memo Builder and Investor Pitch Generator for raising capital, and the Investor List to keep active buyers and their criteria organized. All of them live in one workspace and share the same numbers.
Why model 12 months on a vacation rental instead of one annual figure?
Short-term rentals are seasonal. A single blended occupancy number hides the slow months that can put a property underwater. The VR Calculator benchmarks ADR and occupancy to the zip code and projects revenue month by month, so a buyer sees the cash-flow risk before they close.
Can I compare a BRRRR deal and a vacation rental on the same property?
Yes. Run both the BRRRR Analyzer and the VR Calculator on the same property and compare the returns side by side, instead of building two models by hand in a spreadsheet.
Is the syndication memo a substitute for a private placement memorandum?
No. The Syndication Memo Builder produces a structured investor memo built around your deal economics, with a marked placeholder for risk factors and disclosures. Always have your securities counsel review and finalize any offering document before you raise capital.
Do I own the models and memos I create?
Yes. Every output is agent-owned. RealtrAI runs per-tenant data isolation with full audit logging, so your underwriting and your buyer data stay yours. The platform is governed by Trunnion AI.
How fast is a pro-forma?
Generation averages 4.2 seconds. You enter the property and your assumptions and get a clean pro-forma with cap rate, cash-on-cash, and IRR ready to share.
In the workflow
What investment agents run.
Underwrite a Naples vacation rental and hand the buyer a one-page pro-forma the same day.
Compare a BRRRR play against a short-term rental on the same property, side by side.
Structure a Reg D memo for a Brooklyn 12-unit value-add and send it to counsel.
Build a pitch narrative from the same IRR and equity multiple in the underwriting.
Keep your active buyers and their cap-rate criteria organized so each deal reaches the right list.
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