Frequently Asked Questions
How Smart RE Investors Stay Ahead of the Market
DealGenerAItor is your automated deal analysis expert, obsessed with delivering accurate property valuations and rehab estimates in real-time and scale. Make confident offers before your competition even runs their numbers.
What is DealGenerAItor?
DealGenerAItor is an AI-powered platform that helps real estate investors:
- Find Deals - Automated market analysis and deal scoring
- Make Offers - Streamlined offer process with 50% commission savings
- Close Faster - Professional buyer agent support and video tours
- Scale Up - Make multiple offers with verified proof of funds
How does it work?
Our AI-powered platform streamlines every step:
- Real-time analysis of market opportunities
- Instant renovation cost and ARV assessments
- Smart offer builder with built-in negotiation insights
- Automated document handling and agent coordination
How is the ARV (After Repair Value) evaluated?
ARV is evaluated using:
- Recent comparable sales in the area
- Property condition assessments
- Market trends and location factors
- AI-powered predictive modeling
How accurate are the renovation cost estimates?
Renovation costs are estimated based on:
- Local contractor rates
- Property condition and size
- Required improvements
- Historical renovation data
While estimates are data-driven, we recommend verifying with local contractors for precise quotes.
What's the difference between fix & flip and rental analysis?
Our platform now offers both investment strategies:
- Fix & Flip Analysis: Focuses on ARV, rehab costs, and profit potential from reselling the property after renovation
- Rental Analysis: Evaluates monthly rental income potential, rental-specific rehab costs, and long-term ROI metrics
You can switch between both views in the results page to compare strategies for any property.
How do Deal Scores work?
Our Deal Scores system helps you quickly identify the best investment opportunities through four key dimensions:
Value Score
Indicates how good the deal is relative to the property's potential:
- Based on ratio between (Listing Price + Rehab Cost) and ARV
- Lower ratio = higher profit potential
- Example: A property listed at $150K with $30K rehab and $250K ARV scores better than one with $200K ARV
Motivation Score
Shows seller motivation based on:
- Days on Market (DOM)
- Median DOM in the area
- Price reduction history
- Status changes
A strong Motivation Score (A or B) suggests the seller may be more open to negotiation.
Risk Score
Estimates deal uncertainty by considering:
- ARV estimate accuracy
- Rehab cost reliability
- Market data quality
Lower risk scores (A or B) indicate high confidence in our analysis.
Overall Rank
The composite score that combines Value, Motivation, and Risk:
- Weighted combination of all three scores
- Lower rank = better potential deal
- Focus on properties with low Rank scores and strong individual scores
Smart Rehab Cost Estimates for Value-Driven Investors
Our SRCE (Smart Rehab Cost Estimates) are grounded in real, local data. We use up-to-date material prices from leading investor-focused home improvement suppliers, paired with average labor rates specific to the Pittsburgh area—validated by top-tier investment contractors. Our on-the-ground team continuously monitors pricing trends and project benchmarks, ensuring our estimates reflect current market conditions and real-world renovation practices.
Baseline Renovation Cost Guide for Investors – Pittsburgh
| Item | Unit | Approx. Cost | Notes / Source |
|---|---|---|---|
| Flooring | Vinyl plank | $2–$3 /sq ft | Retail, material only |
| Vinyl tile | $1–$5 /sq ft | Retail, material only | |
| Kitchen | Small to mid-size kitchen | $4,500–$14,000 | Typical remodel range |
| Bathroom | includes fixtures, flooring, labor | $5,000–$15,000 | Typical remodel range |
| Paint | Interior (Gallon) | $10–$13/gal | Based on average Home Depot paint pricing |
| Exterior (5 gal bucket) | $40–$60 | Retail price range | |
| Lights | Fixtures | $25–$80 each; recessed cans $10–$30 each | Estimated based on Home Depot listings |
| Roof | Installed cost | $3.50–$5.50 /sq ft | Market average for asphalt shingle installed roof |
| HVAC | Full system | $9,000–$16,000 total | Average replacement range |
| Service | $200 | Standard service call | |
| Appliances | Refrigerator | $1,000–$1,300 | Typical Side by side refrigerator |
| Microwave | $150–$350 | Standard over‑range models | |
| Washer / Dryer | $700–$1,000 each | Depends on capacity & features | |
| Dishwasher | $500–$800 | Low to Mid-range standard built‑in models | |
| Range | $1,000 | Freestanding gas range | |
| Garage Door | Door only | $650 | Steel panel door Home Depot listing estimate |
| Baseboards | Material | $0.50–$2/linear ft | MDF or pine board pricing |
| Gutters | Installed | $1.50–$3/ft | Aluminum, installed |
| Drywall | Sheet | $12–$15 per 4×8 sheet material | Retail price |
| Installed | $2–$3/sq ft | Hanging, taping, finishing | |
| Interior Door | Pre-hung | $90–$150 each | Standard hollow-core types |
| Exterior Door | Insulated steel | $300–$600 (installed) | Typical 6‑panel steel or fiberglass entry doors |
| Windows | Double-hung vinyl | $300–$500 each | Standard Energy Star rated models |
| Masonry | Brick | $10–$30/sq ft; $4–$10/ft | Repair & repointing labor/materials |
| Siding | Vinyl siding | $3.50–$7.00 /sq ft installed | Installed cost range |
Investor Tip
Reduce your rehab expenses by sourcing discounted materials. Look for leftover inventory, closeouts, and clearance deals at big-box stores, local supply warehouses, and online auctions. These smart finds can significantly lower your material costs without compromising on quality.
NEW Feature: Comprehensive Rental Analysis
Our platform now offers detailed rental property analysis to help investors evaluate long-term rental opportunities alongside fix & flip potential.
How are monthly rental estimates calculated?
Our rental estimates are derived from:
- Current rental listings in the area
- Historical rental data specific to the neighborhood
- Property characteristics (bedrooms, bathrooms, square footage etc.)
- Property condition and features
- Seasonal market adjustments
Rental estimates are provided for the property in its rental-ready renovated condition.
What's included in the rental renovation cost?
Rental renovation costs are specifically tailored for rental properties:
- More cost-effective materials suitable for rental properties
- Focus on durability rather than high-end finishes
- Improvements that maximize rental appeal while controlling costs
- Required repairs to meet rental code compliance
This differs from fix & flip renovation costs, which often include more premium finishes to maximize resale value.
How does Rent Rank differ from regular Rank?
Rent Rank is specifically designed to evaluate rental investment potential:
- Calculated using rent yield, cash flow potential, and rental market strength
- Considers rental-specific metrics like rent-to-price ratio
- Includes rental vacancy rates in the area
- Evaluates long-term appreciation potential
Like the regular Rank, Rent Rank uses a 1-5 scale where 1 is excellent and 5 is poor.
Can I view both rental and fix & flip analyses for the same property?
Yes! Our platform allows you to easily toggle between:
- Fix & Flip analysis - Focused on ARV and short-term profit
- Rental analysis - Focused on rental income and long-term returns
This dual analysis helps you determine the best strategy for each property or even consider a hybrid approach like BRRRR (Buy, Renovate, Rent, Refinance, Repeat).
How is the Maximum Allowable Offer (MAO) calculated for rentals?
Our MAO model helps investors confidently buy rentals that hit their return targets and avoid overpaying. It takes into account:
- Expected Monthly Rent: Based on our rental estimate
- Operating Expense Ratio: Defaults to 40–50% of rent, covering taxes, insurance, vacancy, management, and maintenance
- Target Cap Rate: Defaults to 8%, but can be customized per property
- Renovation Costs: Non-linear rehab estimate tailored to rental-level finishes
We calculate the Annual Net Operating Income (NOI) and solve for MAO using:
MAO Formula:
MAO = (Annual NOI ÷ Target Cap Rate) − Rehab Cost
This formula ensures you never overpay based on projected rental performance and rehab scope.Do mortgage assumptions factor in?
Yes — while MAO is cap-rate based, we use mortgage assumptions to evaluate how financing impacts each deal:
- Down Payment: 25% of total investment
- Interest Rate: 7.0%
- Loan Term: 30 years
These are used to calculate monthly mortgage payments and assess the deal's actual financing performance.
How do we calculate cash flow and cash-on-cash return?
In addition to MAO, our platform provides cash-based performance metrics for each property:
- 💸 Monthly Loan Payment — Calculated based on mortgage terms
- 📈 Monthly Cash Flow — Rent minus expenses and mortgage payment
- 💰 Cash-on-Cash Return — Annual cash flow divided by down payment
These figures give a clearer picture of how each deal performs with leverage and are automatically displayed in the list view so you can compare multiple properties at a glance.
Understanding Our Deal Scoring System
Our Deal Scores system evaluates properties across four key dimensions: Value, Motivation, Risk, and Overall Rank. Each dimension provides unique insights into the deal's quality and potential.
Overall Rank (1-5)
Score Scale (A-E)
A = Best, E = Worst
Value Score
Indicates how good the deal is relative to the property's potential:
- Primary Metric: Ratio between (Listing Price + Rehab Cost) and ARV
- Example: A property listed at $150K with $30K rehab and $250K ARV has a better scoring than one with $200K ARV
Motivation Score
Shows seller motivation based on:
- Days on Market (DOM)
- Price reduction history
- Status changes
Risk Score
Estimates deal uncertainty by considering:
- ARV estimate accuracy
- Rehab cost reliability
- Market data quality
Understanding Our Rental Scoring System
Our Rental Scoring system helps you evaluate rental properties with the same precision as our fix & flip analysis. Below is an explanation of each score component.
Rental Overall Rank (1-5)
This is the overall rental deal score, with 1 being the best. It's not a simple average of the other grades, but rather a holistic ranking that considers how all scores interact, along with additional proprietary logic (e.g. specific market trends, anomalies, etc.).
This score is designed to prioritize the most promising rental deals for your investment strategy.
Rent Value (A-E)
This score reflects the financial potential of the rental deal based on:
- The listing price of the property
- Our estimated rental rehab cost
- The projected monthly rent
A higher grade (closer to A) means the property appears to offer strong cash flow potential relative to its total investment cost. A lower grade (closer to E) may mean the property is overpriced or won't generate enough rent to justify the expense.
Motivation (A-E)
This grade measures how likely it is that the seller is eager to make a deal. We look at signals such as:
- Days on Market (DOM)
- Price reductions
- Listing status changes (e.g. contingent → for sale)
A property with an A rating is showing high seller motivation, which could give you room to negotiate or move quickly. An E might suggest the seller isn't in a rush or isn't flexible.
Rent Risk (A-E)
This score represents the certainty of our rental analysis. It considers:
- The number and consistency of rent comps
- The variance in rental data
- The confidence in our rehab cost estimate
An A means we're highly confident in the numbers. An E indicates limited or inconsistent data—proceed with caution.
How does the offer process work?
Our streamlined offer process follows these steps:
- Initial Terms Review
- Select a property and review our AI-powered analysis
- Use our offer builder to create your initial terms
- Upload proof of funds for verification
- Submit initial terms for listing agent review
- Buyer Agent Services
- If terms are acceptable, our local buyer agent takes over
- Handles all negotiations, documentation, and closing details
- Coordinates property viewings and inspections
- Payment is made directly to the buyer agent with our discounted commission terms
What are offer limits?
Offer limits are based on:
- Your verified proof of funds
- Account type (Starter vs Pro)
- Active offers in progress
What's the difference between Starter and Pro accounts?
Key differences include:
- Pro accounts get 5x POF multiplier for offers
- Higher active offer limits
- Priority support
- Advanced analysis features
How are commissions handled?
Our commission structure offers a 50% discount from standard buyer agent commission:
- When seller pays buyer agent commission (typically 2.5%-3%): You get 1.25% rebate
- When seller doesn't pay: Only 1.25% buyer-paid commission (min. $950)
How can I get help?
Support options include:
- Email support at support@invest-mtre.com
- In-app messaging system
- FAQ documentation
- Priority support for Pro users
What are your business hours?
Our team is available 24/7 to assist you:
- 24/7 automated analysis and offer submissions
- 24/7 support team for offer-related inquiries
- Buyer agents available for showings and negotiations during standard business hours