# Send Real Estate Engine to your agent
Hand the extracted package to your coding agent with a concrete install brief instead of figuring it out manually.
## Fast path
- Download the package from Yavira.
- Extract it into a folder your agent can access.
- Paste one of the prompts below and point your agent at the extracted folder.
## Suggested prompts
### New install

```text
I downloaded a skill package from Yavira. Read SKILL.md from the extracted folder and install it by following the included instructions. Then review README.md for any prerequisites, environment setup, or post-install checks. Tell me what you changed and call out any manual steps you could not complete.
```
### Upgrade existing

```text
I downloaded an updated skill package from Yavira. Read SKILL.md from the extracted folder, compare it with my current installation, and upgrade it while preserving any custom configuration unless the package docs explicitly say otherwise. Then review README.md for any prerequisites, environment setup, or post-install checks. Summarize what changed and any follow-up checks I should run.
```
## Machine-readable fields
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        "Review SKILL.md after the package is downloaded.",
        "Confirm the extracted package contains the expected setup assets."
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      "postInstallChecks": [
        "Confirm the extracted package includes the expected docs or setup files.",
        "Validate the skill or prompts are available in your target agent workspace.",
        "Capture any manual follow-up steps the agent could not complete."
      ]
    }
  },
  "links": {
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```
## Documentation

### Real Estate Investment & Operations Engine

Complete real estate system — from deal sourcing through portfolio management. Covers buying, selling, investing, landlording, and development with actionable frameworks, calculators, and templates.

### Strategy Selection Matrix

StrategyCapital NeededTime CommitmentRiskCash FlowAppreciationBuy & Hold (rental)MediumMediumLow-Med✅ Strong✅ Long-termBRRRRMedium-HighHighMedium✅ Recycled✅ ForcedFix & FlipHighVery HighHigh❌ Lump sumN/AHouse HackLowLowLow✅ Offset✅ YesWholesaleVery LowHighLow❌ Fee-basedN/AShort-Term Rental (STR)MediumHighMed-High✅✅ Higher✅ YesCommercialVery HighMediumMedium✅ Strong✅ YesLand BankingLow-MedVery LowMed-High❌ None✅✅ SpeculativeREIT/SyndicationAnyVery LowVaries✅ Passive✅ Diversified

### Investment Criteria YAML

investment_criteria:
  strategy: "buy_and_hold"  # buy_and_hold | brrrr | flip | house_hack | str | commercial
  markets:
    primary: ""        # City/metro you know best
    secondary: []      # Expansion markets
  property_types: []   # SFR, duplex, triplex, fourplex, MFH, commercial
  price_range:
    min: 0
    max: 0
  target_metrics:
    min_cash_on_cash: 8       # % annual
    min_cap_rate: 6           # %
    max_price_per_unit: 0     # For multi-family
    min_monthly_cashflow: 200 # Per unit, after all expenses
    max_rehab_budget: 0       # For value-add
  financing:
    available_cash: 0
    max_leverage: 80          # % LTV
    preferred_loan: "conventional"  # conventional | FHA | VA | DSCR | hard_money | seller_finance
  deal_breakers:              # Auto-reject
    - "flood_zone"
    - "foundation_issues"
    - "environmental_contamination"
    - "declining_population"
  nice_to_haves:
    - "below_median_price"
    - "near_employment_centers"
    - "growing_population"
    - "landlord_friendly_state"

### Market Analysis Framework

Score each market (0-100):

DimensionWeightMetricsPopulation Growth20%5yr trend, net migration, age demographicsJob Market20%Unemployment rate, employer diversity, wage growthRent-to-Price Ratio15%Gross rent / purchase price (>0.7% = good)Landlord Friendliness15%Eviction timeline, rent control, regulationsSupply/Demand15%Vacancy rates, permits issued, absorptionAffordability10%Median income vs median home priceInfrastructure5%Transportation, schools, development plans

Market grades:

80-100: Aggressively acquire
60-79: Selectively acquire (cherry-pick deals)
40-59: Hold existing, don't acquire
Below 40: Consider exit

### 8 Deal Channels (Ranked by Quality)

Direct Mail — Targeted lists (absentee owners, tax delinquent, estate/probate). Response rate: 1-3%. Cost: $0.50-$2/piece
Driving for Dollars — Physical scouting for distressed properties. Free but time-intensive. Use DealMachine or similar to track
Wholesaler Network — Pre-negotiated deals at markup. Verify ARV independently. Quality varies wildly
MLS (Agent) — Listed properties. Most competitive. Look for: days on market >30, price reductions, motivated keywords
Auction — Foreclosure, tax lien, estate. Due diligence limited. Cash required. Discount: 20-40% typical
FSBO — For Sale By Owner. Direct negotiation, no agent commission baked in
Networking — REI meetups, BiggerPockets, local REIA chapters. Long-game relationship building
Online Marketplaces — Zillow, Redfin, Realtor.com, Roofstock, Auction.com

### Deal Screening Checklist (5-Minute Filter)

□ Meets price range criteria
□ Rent-to-price ratio > 0.7% (or flip ARV margin > 30%)
□ No deal-breaker conditions
□ Neighborhood grade C+ or better
□ Verified comparable sales within 6 months
□ No major structural red flags from photos
□ Zoning allows intended use
□ Insurance obtainable (not in exclusion zone)

If ALL checked → proceed to full analysis. If ANY unchecked → pass or investigate.

### Rental Property Calculator

MONTHLY INCOME
  Gross Rent:                    $______
  + Other Income (laundry, parking, storage):  $______
  = Gross Monthly Income:        $______

MONTHLY EXPENSES
  Mortgage (P&I):                $______
  Property Tax:                  $______ (annual / 12)
  Insurance:                     $______ (annual / 12)
  Vacancy Reserve:               $______ (8-10% of gross rent)
  Maintenance Reserve:           $______ (8-10% of gross rent)
  CapEx Reserve:                 $______ (5-8% of gross rent)
  Property Management:           $______ (8-12% of gross rent)
  HOA/Condo Fees:               $______
  Utilities (if landlord-paid):  $______
  = Total Monthly Expenses:      $______

MONTHLY CASH FLOW = Gross Income - Total Expenses
ANNUAL CASH FLOW = Monthly × 12

KEY METRICS
  Cash-on-Cash Return = Annual Cash Flow / Total Cash Invested × 100
  Cap Rate = NOI / Purchase Price × 100
  NOI = Annual Income - Annual Operating Expenses (excluding mortgage)
  GRM = Purchase Price / Annual Gross Rent
  DSCR = NOI / Annual Debt Service (lenders want > 1.25)
  50% Rule (screening): Expenses ≈ 50% of gross rent (excluding mortgage)

### Fix & Flip Calculator

ACQUISITION
  Purchase Price:       $______
  Closing Costs (buy):  $______ (2-4%)
  = Total Acquisition:  $______

REHAB
  Renovation Budget:    $______
  + Contingency (15%):  $______
  = Total Rehab:        $______

HOLDING COSTS (Monthly × Hold Time)
  Loan Payments:        $______ /mo × ____ months
  Insurance:            $______ /mo × ____ months
  Taxes:               $______ /mo × ____ months
  Utilities:           $______ /mo × ____ months
  = Total Holding:      $______

SELLING COSTS
  Agent Commission:     $______ (5-6% of ARV)
  Closing Costs:       $______ (1-2% of ARV)
  Staging:             $______
  = Total Selling:     $______

TOTAL INVESTMENT = Acquisition + Rehab + Holding + Selling

PROFIT = ARV - Total Investment
ROI = Profit / Cash Invested × 100

RULES:
  70% Rule: Max Offer = ARV × 0.70 - Repair Costs
  Minimum profit target: $25,000 or 15% of ARV

### BRRRR Analysis

BUY:     Purchase price + closing costs
REHAB:   Renovation budget + contingency
RENT:    Market rent verification (3+ comps)
REFINANCE:
  After Repair Value (ARV):     $______
  Refinance LTV (75%):          $______
  New Loan Amount:              $______
  Cash Recovered:               New Loan - Original Loan Payoff
  Cash Left In Deal:            Total Invested - Cash Recovered
REPEAT:
  Cash-on-Cash = Annual Cash Flow / Cash Left In Deal
  Target: Infinite return (recover 100%+ of cash invested)

### Stress Test (MANDATORY Before Buying)

Run every deal through these scenarios:

ScenarioTestPass ThresholdVacancy SpikeWhat if vacancy hits 20%?Still cash-flow positiveRate IncreaseWhat if rates rise 2%? (ARM/refi)Still cash-flow positiveRent DeclineWhat if rents drop 10%?Still covers mortgage + reservesMajor Repair$10K-$20K unexpected expenseCan cover without sellingMarket CrashWhat if value drops 20%?Not underwater on loanEviction3 months no rent + legal costsReserves cover it

If ANY scenario = financial distress → don't buy or renegotiate terms.

### Property Inspection Checklist

STRUCTURE (Deal-Breakers First)
□ Foundation — cracks, settling, water intrusion
□ Roof — age, condition, remaining life (replace: $8K-$15K+)
□ Electrical — panel age, amperage (100A minimum), knob-and-tube?
□ Plumbing — material (copper/PEX good, polybutylene/galvanized bad), water pressure
□ HVAC — age, type, efficiency (replace: $5K-$12K)
□ Water heater — age, capacity, type
□ Windows — single/double pane, condition, drafts

INTERIOR
□ Flooring — type, condition, repair vs replace
□ Walls/ceilings — water stains (= active leak?), cracks
□ Kitchen — cabinets, counters, appliances, layout
□ Bathrooms — fixtures, tile, ventilation, water damage
□ Doors — operation, locks, weather sealing

EXTERIOR
□ Siding — material, condition, paint
□ Drainage — grading away from foundation, gutters
□ Driveway/walkways — condition
□ Landscaping — trees near foundation, overgrowth
□ Fencing — condition, property line verification

ENVIRONMENTAL
□ Lead paint (pre-1978 homes)
□ Asbestos (insulation, tiles, siding)
□ Radon testing
□ Mold inspection
□ Termite/pest inspection
□ Flood zone check (FEMA maps)

TITLE & LEGAL
□ Title search — liens, encumbrances, easements
□ Survey — boundaries match deed
□ Zoning verification — conforming use
□ HOA review — rules, reserves, assessments, litigation
□ Permit history — all work permitted and closed
□ Property tax verification — pending reassessment?

### Comparable Sales Analysis (CMA)

subject_property:
  address: ""
  beds: 0
  baths: 0
  sqft: 0
  lot_size: 0
  year_built: 0
  condition: ""  # poor | fair | average | good | excellent
  features: []   # garage, pool, basement, updated kitchen

comparables:  # Need 3-5, sold within 6 months, within 1 mile
  - address: ""
    sold_price: 0
    sold_date: ""
    beds: 0
    baths: 0
    sqft: 0
    adjustments:
      sqft_diff: 0       # +/- $50-$150 per sqft
      bed_diff: 0        # +/- $5K-$15K per bedroom
      bath_diff: 0       # +/- $5K-$10K per bathroom
      condition_diff: 0  # +/- $5K-$30K
      garage_diff: 0     # +/- $5K-$15K
      age_diff: 0        # +/- $1K-$5K per decade
    adjusted_price: 0

estimated_value:
  low: 0    # Lowest adjusted comp
  mid: 0    # Average of adjusted comps
  high: 0   # Highest adjusted comp
  confidence: ""  # high (tight range) | medium | low (wide spread)

### Loan Type Decision Matrix

Loan TypeDown PaymentRateBest ForWatch OutConventional20-25%LowestStrong credit, primary or investmentDTI limitsFHA3.5%LowFirst-time buyers, house hackOwner-occupy required, MIPVA0%Very LowVeterans, house hackEligibility, funding feeDSCR20-25%HigherInvestors, no income verificationHigher rates, prepay penaltyHard Money10-30%Highest (10-15%)Flips, bridge loansShort term (6-18mo), pointsSeller FinanceNegotiableNegotiableCreative deals, no bank qualifyingBalloon risk, due-on-saleHELOCN/AVariableRehab funding, down paymentVariable rate, cross-collateralCommercial25-35%Medium-High5+ units, mixed-useShorter amort, balloon

### Creative Financing Strategies

Subject-To — Take over existing mortgage payments without formally assuming. Risk: due-on-sale clause
Seller Carryback — Seller acts as lender for portion. Combine with bank loan for lower down
Lease Option — Control property with option to buy. Lock price now, close later
Self-Directed IRA/401K — Use retirement funds for real estate. Complex rules, need custodian
Partnership/JV — One brings capital, other brings time/expertise. Define roles in operating agreement
Private Money — Borrow from individuals at agreed terms. More flexible than hard money

### Refinance Decision Framework

Refinance when ALL true:

New rate saves >0.5% AND payback period < 3 years
OR cash-out refinance recovers capital for next deal
Sufficient equity (>25% after refi)
Plan to hold property >3 more years
No prepayment penalty or penalty < savings

### Tenant Screening System

screening_criteria:
  income:
    minimum_ratio: 3.0  # Monthly income / monthly rent
    verification: ["pay_stubs_2mo", "tax_returns", "bank_statements", "employment_letter"]
  credit:
    minimum_score: 620  # Adjust for market
    red_flags:
      - "active_collections_over_500"
      - "prior_eviction"
      - "bankruptcy_under_2yrs"
      - "multiple_late_payments"
  background:
    check: ["criminal", "eviction_history", "sex_offender"]
    disqualify:
      - "violent_felony"
      - "drug_manufacturing"
      - "prior_eviction_last_5yrs"
    # NOTE: Follow Fair Housing laws — no blanket bans
  rental_history:
    minimum_years: 2
    verify: ["landlord_references_x2", "payment_history"]
    red_flags:
      - "no_references_available"
      - "lease_violations"
      - "unauthorized_occupants"
  
  scoring:  # Weight and score for borderline cases
    income: 30
    credit: 25
    rental_history: 25
    employment_stability: 10
    completeness: 10
    # Accept: >70/100 | Review: 50-70 | Decline: <50

### Lease Essentials Checklist

MUST INCLUDE (All Jurisdictions)
□ Parties (full legal names of all adults)
□ Property address and description
□ Lease term (start/end dates)
□ Rent amount, due date, payment methods
□ Security deposit amount and return conditions
□ Late fee policy (amount, grace period)
□ Maintenance responsibilities (landlord vs tenant)
□ Entry/access notice requirements
□ Termination/renewal procedures
□ Pet policy (if applicable — breed, size, deposit)
□ Occupancy limits
□ Utilities responsibility
□ Insurance requirements (renter's insurance)

JURISDICTION-SPECIFIC (Verify Locally)
□ Rent increase notice requirements
□ Security deposit limits and interest
□ Lead paint disclosure (pre-1978)
□ Mold disclosure
□ Bed bug policy
□ Smoke/CO detector compliance
□ Habitability standards
□ Domestic violence provisions

### Rent Setting Framework

MARKET RENT DETERMINATION
1. Search 5+ comparable rentals within 1 mile (same beds/baths/sqft range)
2. Adjust for: condition, amenities, parking, laundry, updates
3. Check trend: rising, flat, or declining market
4. Set at or slightly below market for fast occupancy (2-4 weeks target)

RENT INCREASE DECISION
  Current market rent: $______
  Current tenant rent:  $______
  Gap: $______
  Tenant tenure: ____ years
  Payment history: excellent / good / fair / poor

  IF gap < 3%: Skip increase (retention > marginal revenue)
  IF gap 3-10%: Increase to close 50% of gap
  IF gap > 10%: Increase to close 75% of gap
  IF tenant is problematic: Increase to full market (or non-renew)

  TURNOVER COST CHECK:
  Vacancy (1 month): $______
  Make-ready repairs: $______
  Listing/screening: $______
  Total turnover cost: $______
  Months to recoup with increase: Total / Monthly Increase
  IF > 12 months to recoup: Consider smaller increase

### Maintenance Priority System

PriorityResponse TimeExamplesP0 — EmergencyImmediate (1-4 hrs)Water leak, no heat (winter), gas leak, fire damage, lockoutP1 — Urgent24 hoursBroken AC (summer), no hot water, toilet not working (only one), appliance failureP2 — Standard3-7 daysMinor plumbing, non-critical appliance, pest issueP3 — Low2-4 weeksCosmetic issues, landscaping, minor repairsP4 — ScheduledNext turnoverPaint, carpet, upgrades

### Real Estate Tax Benefits

Depreciation — Deduct property value (not land) over 27.5 years (residential) or 39 years (commercial)

Cost segregation study: accelerate depreciation on components (5, 7, 15 year)
Bonus depreciation: 40% in 2026 (declining annually)


Mortgage Interest — Fully deductible on investment properties
Operating Expenses — Property management, insurance, repairs, travel, education
1031 Exchange — Defer capital gains by reinvesting in like-kind property

45-day identification period, 180-day closing deadline
Must be equal or greater value and debt


Real Estate Professional Status — If qualified (750+ hrs, material participation), deduct losses against active income
Opportunity Zones — Tax benefits for investing in designated areas
Pass-Through Deduction (199A) — Up to 20% QBI deduction

### Annual Tax Checklist

□ Track all income by property
□ Track all expenses by property (receipts!)
□ Calculate depreciation (include improvements)
□ Document mileage for property visits
□ Review 1031 exchange eligibility for any sales
□ Evaluate cost segregation for new purchases
□ Review RE Professional status hours log
□ Consult CPA before Dec 31 for year-end planning

### Portfolio Health Dashboard

portfolio_snapshot:
  date: ""
  total_units: 0
  total_value: 0        # Current market value
  total_debt: 0         # Outstanding mortgages
  total_equity: 0       # Value - Debt
  ltv_ratio: 0          # Debt / Value (target: <70%)
  monthly_gross_income: 0
  monthly_expenses: 0
  monthly_net_cashflow: 0
  annual_cash_on_cash: 0 # %
  portfolio_cap_rate: 0  # %
  average_vacancy: 0     # % (target: <8%)
  
properties:
  - address: ""
    type: ""             # SFR, duplex, etc.
    units: 1
    purchase_price: 0
    purchase_date: ""
    current_value: 0
    mortgage_balance: 0
    equity: 0
    monthly_rent: 0
    monthly_expenses: 0
    monthly_cashflow: 0
    cash_on_cash: 0
    cap_rate: 0
    occupancy: 0         # %
    condition: ""        # A, B, C, D
    next_action: ""      # hold, refinance, sell, improve

### Hold vs Sell Decision Framework

Sell when 2+ are true:

Cash-on-cash return < 5% AND no appreciation play
Property requires >$20K deferred maintenance
Market at cyclical peak (price-to-rent ratio stretched)
Better use of equity elsewhere (opportunity cost)
Management headaches disproportionate to returns
Neighborhood in sustained decline
1031 exchange into superior asset available

Hold when:

Cash flow positive with growing rents
Below-market mortgage locked in
Significant depreciation remaining
Appreciation trend intact
Low management burden
Strong tenant in place

### Scaling Strategy

Portfolio SizeFocusKey Challenge1-4 unitsLearn fundamentals, systemsAnalysis paralysis5-10 unitsHire PM, systematizeCash flow vs growth11-25 unitsTeam building, commercial loansFinancing complexity26-50 unitsAsset management, syndicationOperational complexity50+ unitsInstitutional standards, raise capitalCompliance, investor relations

### STR Feasibility Analysis

REVENUE ESTIMATION
  Average Daily Rate (ADR): $______ (AirDNA, PriceLabs, comp search)
  Occupancy Rate: ______% (conservative: 65%, good: 75%, great: 85%)
  Monthly Revenue = ADR × 30 × Occupancy Rate

ADDITIONAL STR COSTS (vs long-term rental)
  Furnishing (one-time): $5K-$25K depending on size
  Cleaning (per turnover): $75-$200
  Supplies/amenities (monthly): $100-$300
  Channel management software: $50-$200/mo
  Dynamic pricing tool: $20-$100/mo
  Professional photos: $200-$500 (one-time)
  Higher insurance: +$500-$2K/year
  Higher utilities: +$200-$500/mo (you pay all)
  Licensing/permits: $0-$5K/year
  Occupancy/tourism tax: varies (8-15% of revenue)

NET = Revenue - All LTR Expenses - Additional STR Costs
Compare: STR Net vs LTR Net. Need >30% premium to justify extra work.

### STR Listing Optimization

TITLE FORMULA: [Unique Feature] + [Location/View] + [Key Amenity]
  Example: "Lakefront Cabin w/ Hot Tub | 5 Min to Slopes | Sleeps 8"

PHOTOS (20+ required):
  1. Hero shot (best exterior or view)
  2. Living room (wide angle, lights on)
  3. Kitchen (clean, staged)
  4. Master bedroom
  5. Master bathroom
  6. Each additional bedroom
  7. Outdoor space / patio
  8. Amenities (hot tub, pool, game room)
  9. Neighborhood / attraction proximity
  10. Welcome touches (basket, guidebook)

DESCRIPTION STRUCTURE:
  Para 1: The experience (emotional, what makes it special)
  Para 2: The space (factual, beds/baths/capacity)
  Para 3: The location (distance to attractions, restaurants)
  Para 4: The amenities (bullet list)
  Para 5: Guest expectations (house rules, check-in)

PRICING STRATEGY:
  - Use dynamic pricing (PriceLabs, Beyond, Wheelhouse)
  - New listing: 20% below market for first 5 bookings (reviews)
  - Weekend premium: +20-40%
  - Event/seasonal premium: +50-200%
  - Last-minute discount: -15% within 3 days
  - Length-of-stay discount: 10% weekly, 20% monthly

### Value-Add Playbook

StrategyCostRent IncreaseROIKitchen update (counters, paint, hardware)$3K-$8K$75-$200/mo12-30 monthsBathroom refresh (vanity, fixtures, paint)$1.5K-$4K$50-$100/mo15-40 monthsFlooring (LVP throughout)$2K-$6K$50-$150/mo20-40 monthsWasher/dryer (in-unit)$1K-$2K$50-$100/mo10-20 monthsSmart home (thermostat, locks, lights)$500-$1.5K$25-$50/mo10-30 monthsAdd bedroom (convert den/office)$2K-$10K$100-$300/mo7-33 monthsADU / garage conversion$30K-$100K$800-$2000/mo15-50 monthsUtility bill-back (RUBS)$500$50-$150/mo3-10 monthsLaundry (coin-op)$3K-$8K$50-$100/unit/mo3-13 months

### 1031 Exchange Checklist

BEFORE SELLING
□ Identify qualified intermediary (QI) BEFORE closing
□ Document investment intent (not personal use)
□ Calculate basis and estimated gain
□ Identify potential replacement properties

TIMELINE (Strict — No Extensions)
  Day 0: Close sale of relinquished property
  Day 45: Identify up to 3 replacement properties (or 200% rule)
  Day 180: Close on replacement property
  
RULES
□ Like-kind (any real property → any real property)
□ Equal or greater value
□ Equal or greater debt
□ All equity reinvested (boot = taxable)
□ Same taxpayer on both transactions
□ Not personal residence (unless converted)
□ QI holds funds (never touch the money)

### Syndication Basics (Raising Capital)

STRUCTURE
  - GP (General Partner): You — finds deals, manages, earns fees + promote
  - LP (Limited Partners): Investors — passive, earn preferred return + split
  
TYPICAL TERMS
  Preferred Return: 6-8% (LP gets paid first)
  Profit Split: 70/30 or 80/20 (LP/GP after preferred)
  Acquisition Fee: 1-3% of purchase price (to GP)
  Asset Management Fee: 1-2% of revenue (to GP)
  Hold Period: 3-7 years
  
REQUIREMENTS
  - Securities attorney (506(b) or 506(c) exemption)
  - CPA experienced in syndication
  - Track record (start with JV, then syndicate)
  - PPM, operating agreement, subscription agreement
  - Investor relations system

### Real Estate Cycle Phases

EXPANSION → HYPER-SUPPLY → RECESSION → RECOVERY → EXPANSION...

EXPANSION (BUY)
  Signals: Rising rents, falling vacancy, new construction starting
  Strategy: Acquire aggressively, lock long-term financing

HYPER-SUPPLY (CAUTION)  
  Signals: Overbuilding, rising vacancy, rent growth slowing
  Strategy: Stop acquiring, focus on operations, build reserves

RECESSION (PREPARE)
  Signals: Rising vacancy, falling rents, distress sales emerging
  Strategy: Hold cash, hunt distressed deals, negotiate hard

RECOVERY (AGGRESSIVE BUY)
  Signals: Vacancy stabilizing, construction stopped, prices bottoming
  Strategy: Maximum acquisition mode — best deals of the cycle

### Interest Rate Impact Rules

Rate ↑ 1% = ~10% reduction in purchasing power
Rate ↑ → prices soften (buying opportunity if cash flow still works)
Rate ↓ → prices rise (refinance existing, sell flips)
Always underwrite at current rates + 1% buffer
ARMs: only if plan to sell/refi within fixed period

### Quality Scoring (0-100)

DimensionWeightScoreFinancial Analysis Rigor20%Numbers verified, stress-tested, conservative assumptionsDue Diligence Completeness15%All inspection items checked, title clearMarket Research Depth15%Multiple data sources, trends analyzedRisk Assessment15%Downside scenarios modeled, mitigations plannedLegal/Tax Compliance10%Jurisdiction-specific, professional consultation notedOperational Planning10%PM, maintenance, tenant systems in placeExit Strategy Clarity10%Hold period, triggers, 1031 optionalityDocumentation Quality5%Organized, retrievable, complete records

### First-Time Buyer

Start with house hack (FHA 3.5% down, live in one unit)
Build reserves before buying investment property
Get pre-approved, then find deals (not reverse)

### Remote Investing

Visit market first (fly once, walk neighborhoods)
Build team BEFORE buying: agent, PM, contractor, inspector
Never rely solely on photos — video walkthroughs minimum

### Inherited Property

Get appraisal immediately (stepped-up basis = date of death value)
Evaluate: sell, rent, or 1031 exchange
Clear title issues ASAP (probate timeline varies)

### Rising Rate Environment

Focus on cash flow over appreciation
Seller financing and assumable mortgages = gold
Negotiate price reductions (fewer buyers = leverage)
Avoid ARMs unless very short hold period

### Tenant Disputes

Document everything in writing
Follow local eviction procedures EXACTLY
Offer cash-for-keys before formal eviction (often cheaper)
Never self-help evict (illegal everywhere)

### Natural Disaster / Insurance

Get proper coverage BEFORE closing (flood, earthquake, wind separate)
Document property condition with photos/video
Keep separate reserve for insurance deductibles
Review policy annually — don't be underinsured

### Commands

"Analyze this deal"     → Full rental/flip/BRRRR calculator
"Screen this property"  → 5-minute screening checklist
"Compare these comps"   → CMA analysis with adjustments
"Set rent for [addr]"   → Market rent analysis with comp research
"Screen this tenant"    → Scoring template with criteria
"Review my portfolio"   → Portfolio health dashboard
"Should I sell [addr]"  → Hold vs sell framework
"STR feasibility"       → Short-term rental analysis
"1031 exchange plan"    → Timeline and checklist
"Market analysis [city]" → Full market scoring
"Value-add options"     → Renovation ROI analysis
"Tax strategy review"   → Annual tax optimization checklist

### ⚠️ Disclaimer

This skill provides educational frameworks and analysis templates. It is not legal, tax, or investment advice. Always consult qualified professionals (attorney, CPA, licensed agent) for jurisdiction-specific guidance. Laws vary dramatically by location. Never make investment decisions based solely on AI analysis.
## Trust
- Source: tencent
- Verification: Indexed source record
- Publisher: 1kalin
- Version: 1.0.0
## Source health
- Status: healthy
- Source download looks usable.
- Yavira can redirect you to the upstream package for this source.
- Health scope: source
- Reason: direct_download_ok
- Checked at: 2026-05-07T17:22:31.273Z
- Expires at: 2026-05-14T17:22:31.273Z
- Recommended action: Download for OpenClaw
## Links
- [Detail page](https://openagent3.xyz/skills/afrexai-real-estate-engine)
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- [JSON manifest](https://openagent3.xyz/skills/afrexai-real-estate-engine/agent.json)
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- [Download page](https://openagent3.xyz/downloads/afrexai-real-estate-engine)