From reinvestor-toolbox
Contract-to-close deadline tracker for real estate investors. Sets up, tracks, and updates all contingency deadlines (inspection, financing, appraisal, title, insurance binder, walk-through) after a property goes under contract. Saves live status to cloud brain. Flags RED deadlines approaching within 3 days. Use after an offer is accepted or when user says 'we're under contract', 'add a new deal to track', or 'what's due this week'.
How this skill is triggered — by the user, by Claude, or both
Slash command
/reinvestor-toolbox:rei-due-diligence-tracker [property address] [--close-date YYYY-MM-DD] [--inspection-days X] [--financing-days X] [--action status/update/add/close][property address] [--close-date YYYY-MM-DD] [--inspection-days X] [--financing-days X] [--action status/update/add/close]This skill is limited to the following tools:
The summary Claude sees in its skill listing — used to decide when to auto-load this skill
> **Disclaimer:** Contingency deadlines in real estate contracts are legally binding. Missing a deadline may result in loss of earnest money, inability to exit the contract, or legal liability. Always confirm deadlines directly from your executed Purchase and Sale Agreement. This tool is a tracking aid — it does not replace a licensed attorney's review of your contract terms.
Disclaimer: Contingency deadlines in real estate contracts are legally binding. Missing a deadline may result in loss of earnest money, inability to exit the contract, or legal liability. Always confirm deadlines directly from your executed Purchase and Sale Agreement. This tool is a tracking aid — it does not replace a licensed attorney's review of your contract terms.
Turns a signed contract into a live deadline calendar. Accepts contract close date and contingency periods → calculates all key dates → saves to cloud brain → reports status with traffic-light urgency on every run. Reads across all active transactions when the user asks "what's due this week" or "give me my transaction dashboard."
rei-offer-generator after a seller accepts an LOImcp__cloud-brain__search_notes with query due diligence tracker to find all active transaction files.mcp__cloud-brain__search_notes with query REI preferences to load investor name (for file headers).Ask in a single message if not already provided:
"Let's set up contract-to-close tracking. Tell me:
- Property address
- Contract acceptance date (today?)
- Close date (or target close date)
- Inspection / due diligence period: how many days?
- Financing contingency: how many days? (or cash — skip)
- Appraisal contingency: how many days? (or N/A)
- Title review period: how many days?
- Seller name (for reference)
- EMD amount and due date (if not already wired)
- Any other special contingencies?"
Default periods if not specified (note to user these are defaults — always check the PSA):
| Contingency | Typical Default |
|---|---|
| EMD due | 3 business days from acceptance |
| Inspection / Due diligence | 10 days |
| Financing contingency | 21 days |
| Appraisal | 21 days (often tied to financing) |
| Title review | 5 days after title commitment received |
| Final walk-through | 3–5 days before close |
| Close of escrow | Per contract |
From the contract acceptance date and close date, calculate:
| # | Milestone | Calculation | Date | Status |
|---|---|---|---|---|
| 1 | EMD Wire / Delivery | Acceptance + [X] business days | ⬜ Pending | |
| 2 | Inspection Period Ends | Acceptance + [X] days | ⬜ Pending | |
| 3 | Financing Contingency Deadline | Acceptance + [X] days | ⬜ Pending | |
| 4 | Appraisal Deadline | Acceptance + [X] days | ⬜ Pending | |
| 5 | Title Commitment Received | Estimate or user-provided | ⬜ Pending | |
| 6 | Title Review / Objection Deadline | Title received + [X] days | ⬜ Pending | |
| 7 | HOA Docs Received | Per contract or request date | ⬜ Pending | |
| 8 | HOA Review / Objection Deadline | HOA docs + [X] days | ⬜ Pending | |
| 9 | Final Walk-Through | Close date − 3 days | ⬜ Pending | |
| 10 | Close of Escrow | Per contract | ⬜ Pending |
Custom contingencies: Add rows for any deal-specific items (soil test, zoning verification, survey, lease assignment, etc.).
Classify every open milestone daily based on days remaining:
| Days to Deadline | Status | Symbol |
|---|---|---|
| Past due | OVERDUE | 🚨 RED — OVERDUE |
| 0–3 days | Critical | 🚨 RED — ACT NOW |
| 4–7 days | Warning | ⚠️ YELLOW |
| 8+ days | On track | 🟢 GREEN |
| Completed | Done | ✅ COMPLETE |
| Waived / N/A | Skipped | ⬛ WAIVED |
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
📋 TRANSACTION TRACKER — [Property Address]
Seller: [Name] | Close Date: [Date] | Days to Close: [X]
EMD: $[Amount] | Contract Date: [Date]
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
DEADLINE CALENDAR
[STATUS] MILESTONE DUE DATE DAYS LEFT
──────────────────────────────────────────────────────────────
🚨 RED EMD Wire [Date] 1 day
⚠️ YEL Inspection Period Ends [Date] 5 days
🟢 GRN Financing Contingency [Date] 18 days
🟢 GRN Appraisal Deadline [Date] 20 days
🟢 GRN Title Review Deadline [Date] TBD (awaiting title)
🟢 GRN Final Walk-Through [Date] 27 days
🟢 GRN CLOSE OF ESCROW [Date] 30 days
──────────────────────────────────────────────────────────────
NEXT ACTIONS
🚨 EMD must be wired by [Date] — confirm wire instructions with title company
⚠️ Schedule inspection NOW — 5 days remaining. Inspector name / number if saved: [Pref]
CONTACTS (add as known)
Title Company: [Name / Phone]
Lender: [Name / Phone]
Inspector: [Name / Phone]
Seller Agent: [Name / Phone]
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
When user says "[milestone] is done" or "waive inspection" or "got the title commitment today":
When user asks "what's due this week" or "show all my open deals":
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
📊 TRANSACTION DASHBOARD — [Date]
[X] Active deals | [X] RED deadlines | [X] closing this month
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
[Property 1] CLOSE: [Date] — [X] days
🚨 EMD Wire due [Date] — 1 day
⚠️ Inspection ends [Date] — 5 days
[Property 2] CLOSE: [Date] — [X] days
🟢 All deadlines on track. Next: Appraisal [Date] — 12 days.
[Property 3] CLOSE: [Date] — [X] days
✅ Inspection ✅ Financing ✅ Appraisal — pending final walk-through
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
THIS WEEK'S PRIORITY LIST
1. 🚨 [Property 1] — Wire EMD by [Date]
2. ⚠️ [Property 1] — Book inspection (5 days left)
3. ⚠️ [Property 2] — Respond to title objections by [Date]
When user says "this deal closed" or "deal fell through":
brain/closed-deals/[slug]-closed-[date].md or brain/cancelled-deals/[slug]-cancelled-[date].md.rei-deal-analyzer on the next property in your pipeline."New transaction:
Path: brain/due-diligence/[address-slug]-active.md
Tool: mcp__cloud-brain__write_note
Updated transaction:
Tool: mcp__cloud-brain__write_note (overwrite same path)
Closed/archived:
Path: brain/closed-deals/[address-slug]-[outcome]-[YYYY-MM-DD].md
Include these notes in the output where relevant to help investors who may be new to the process:
| Milestone | Investor Note |
|---|---|
| EMD | Wire or deliver per PSA. Get wire confirmation. Never wire without confirming instructions via phone — wire fraud is common. |
| Inspection | Hire a licensed inspector. Attend the inspection. Results may trigger a repair addendum or exit. |
| Financing contingency | Lender must issue commitment letter by this date. Chase your loan officer starting 5 days before. |
| Appraisal | Ordered by lender. If value comes in low, you may have room to renegotiate. |
| Title commitment | Title company's preliminary report on ownership and liens. Review carefully — easements, judgments, and liens must be cleared. |
| HOA docs | Review carefully: budget, reserves, pending assessments, rules, litigation. These can kill a deal or reveal hidden costs. |
| Final walk-through | Confirm property condition matches contract (agreed repairs done, nothing removed that was included). |
| Close of escrow | Bring cashier's check or wire funds. Sign docs. Get keys. |
rei-seller-outreach for the next lead.npx claudepluginhub owenmecham/mbg --plugin reinvestor-toolboxProvides UI/UX resources: 50+ styles, color palettes, font pairings, guidelines, charts for web/mobile across React, Next.js, Vue, Svelte, Tailwind, React Native, Flutter. Aids planning, building, reviewing interfaces.
Fetches up-to-date documentation from Context7 for libraries and frameworks like React, Next.js, Prisma. Use for setup questions, API references, and code examples.