rei-offer-generator

REI Offer Generator

Disclaimer: This skill generates offer documents for informational and negotiation purposes only. These are not legally binding contracts. Always have a licensed real estate attorney review and finalize any purchase and sale agreement before signing. Laws governing real estate contracts vary by state.

Overview

Bridges the gap between deal analysis and making an offer. Generates a professional Letter of Intent (LOI), initial offer letter, and creative finance term sheet — pre-populated with numbers from a saved deal analysis. The investor reviews, adjusts, and delivers. Includes a purchase price justification section the investor can share with the seller to support the offer.

When This Skill Applies

• User says "make an offer", "draft an LOI", "write up an offer letter"
• User has run deal analysis and is ready to proceed
• User wants to structure creative finance terms on paper
• User needs a subject-to or seller finance term sheet
• User asks "how do I present this offer to the seller?"
• User says "draft my LOI for this deal"
• User needs a purchase price justification to share with a seller

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Pre-Flight — Load Data

1. Load investor preferences: Use mcp__cloud-brain__search_notes with query REI preferences. Load investor name, company, phone, email, and address (for offer letterhead).
2. Load deal analysis: Use mcp__cloud-brain__search_notes with the property address or slug. If found, pull: purchase price, financing type, terms, ARV, rent estimates, cap rate, CoC, cash flow. Note: "Found saved deal analysis from {date} — pre-loading those numbers."
3. If no prior analysis found: Ask the user for key deal inputs (purchase price, financing type, terms) before proceeding.
4. Confirm offer details before drafting: Present a summary and ask: "Before I draft the offer, confirm these details: Offer price: $X | Financing: [type] | Key terms: [summary]. Adjust anything?"

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How It Works

Step 0: Gather Offer Inputs

Input	Required	Example
Property address	Yes	4521 Elm St, Dallas TX
Seller name	Helpful	John Smith
Offer price	Yes	$155,000
Financing type	Yes	Cash, conventional, seller finance, subject-to, wrap
Earnest money deposit (EMD)	Yes	$1,000–$5,000
Due diligence / inspection period	Yes	10–15 days typical
Financing contingency	If applicable	21 days (conventional)
Closing timeline	Yes	30 days / 60 days / "on or before {date}"
Creative finance terms	If seller finance / subto	Rate, term, balloon, monthly payment
Included / excluded items	Optional	Appliances, fixtures
Special conditions	Optional	As-is, seller pays closing costs

Step 1: Draft Letter of Intent (LOI)

The LOI is non-binding and used to establish deal terms before a formal PSA is drafted. Keep it concise — 1 page.

LETTER OF INTENT — REAL ESTATE PURCHASE

Date: [Date]

To: [Seller Name / "Property Owner"]
Re: Property at [Full Address]

From: [Investor Name] | [Company Name] | [Phone] | [Email]

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Dear [Seller Name / "Property Owner"],

This Letter of Intent outlines the general terms under which [Investor Name / Company Name]
("Buyer") proposes to acquire the above-referenced property. This letter is non-binding
and is intended only to facilitate further negotiation. Final terms are subject to
execution of a mutually acceptable Purchase and Sale Agreement.

PROPOSED TERMS

Purchase Price:          $[Offer Price]
Financing Type:          [Cash / Conventional / Seller Finance / Subject-To / Wrap]
Earnest Money Deposit:   $[EMD Amount] (due within [X] days of PSA execution)
Due Diligence Period:    [X] days from PSA execution
[Financing Contingency:  [X] days (if applicable)]
Closing Date:            On or before [Date], or [X] days after PSA execution
Title / Escrow:          Buyer's choice of title company
Property Condition:      [As-is / Subject to inspection]

[If Seller Finance:]
SELLER FINANCE TERMS
Purchase Price:          $[Price]
Down Payment:            $[Down] ([X]%)
Seller-Carried Note:     $[Note Amount]
Interest Rate:           [X]%
Amortization:            [XX] years
Balloon Due:             [XX months / years]
Monthly Payment (P&I):   $[Payment]
Prepayment Penalty:      [None / specify]

[If Subject-To:]
SUBJECT-TO TERMS
Existing Loan Balance:   $[Balance] (as of [date])
Existing Rate / Payment: [X]% / $[Payment]/mo
Cash to Seller at Close: $[Amount] (purchase price minus loan balance)
Buyer assumes existing mortgage payments as of [close date]

ADDITIONAL TERMS
• Seller to provide clear and marketable title
• Property to be delivered vacant (unless otherwise agreed)
• [Any other key conditions]

This LOI expires at 5:00 PM on [Date + 3–5 business days]. Please indicate acceptance
by signing below or contacting me directly.

Respectfully submitted,

[Investor Name]
[Company Name]
[Phone] | [Email]

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SELLER ACCEPTANCE (non-binding)
Signature: _________________________ Date: _________
Printed Name: _______________________

Step 2: Draft Purchase Price Justification

A one-page document the investor can share with the seller to support the offer price. Builds credibility and reduces friction.

PURCHASE PRICE JUSTIFICATION
Property: [Address]
Offered By: [Investor Name / Company]

WHY [PRICE] IS A FAIR OFFER

[3–4 bullet points explaining the basis for the offer price. Draw from saved deal analysis.]

Examples:
• Recent comparable sales in this area range from $[Low] to $[High].
  At $[Price], this offer is [consistent with / slightly below] the market
  given the property's [condition/needed repairs/age/features].

• Based on an independent analysis, the property in its current condition
  is estimated at $[as-is value]. The offer of $[price] accounts for
  [repairs/carrying costs/financing risk/time to close].

• If the property were listed on the MLS, it would likely need [list work]
  before it would attract retail buyers. I'm offering to take it as-is,
  which saves you [time / realtor commission / repair costs].

• I can close in [X] days with [no financing contingency / cash / minimal
  conditions], which has tangible value compared to a retail buyer requiring
  [30–60 days] and bank approval.

WHAT THIS OFFER SAVES YOU COMPARED TO A RETAIL SALE
[Present a simple comparison if helpful:]
| | Retail MLS Sale | This Offer |
|---|---|---|
| Estimated Sale Price | $[ARV] | $[Offer] |
| Realtor Commission (6%) | ($[Amount]) | $0 |
| Repairs Required | ($[Est. Repairs]) | $0 |
| Days to Close | 60–90 days | [X] days |
| Net to Seller | ~$[Net] | $[Offer] |

[Investor Name]
[Phone] | [Email]

Step 3: Creative Finance Term Sheet (if applicable)

For seller finance or subject-to deals, provide a clean one-page term sheet the seller can review:

CREATIVE FINANCE TERM SHEET
Property: [Address]
Proposed By: [Investor Name / Company]
Date: [Date]

[SELLER FINANCE OPTION:]

Purchase Price:        $[Price]
Down Payment:          $[Down] (paid at closing)
Seller-Carried Note:   $[Note] at [X]% interest
Amortization:          [XX] years
Balloon Payment Due:   [Month/Year] (balance: ~$[Estimate])
Monthly Payment:       $[P&I]

What This Means for You:
• You receive $[Down] at closing
• You receive $[Payment]/month for [term] (like a steady income stream)
• At the balloon date, you receive the remaining ~$[Balance]
• Total received: $[Down] + $[Total Payments] = ~$[Grand Total]
• Plus interest income of ~$[Total Interest] over the term

[SUBJECT-TO OPTION:]

You keep the existing mortgage in place. I take over the payments immediately.

Existing Loan Balance:    $[Balance]
Your Existing Payment:    $[Payment]/mo (I handle this going forward)
Cash You Receive at Close: $[Price minus balance]
No bank involvement, no credit check — we close through a title company.

This term sheet is not a contract. All terms are subject to a mutually executed
Purchase and Sale Agreement reviewed by both parties and their attorneys.

[Investor Name] | [Phone] | [Email]

Step 4: Save to Cloud Brain

Path: brain/offers/{address-slug}-offer-{YYYY-MM-DD}.md
Tool: mcp__cloud-brain__write_note

Tell the user: "Offer package saved. After the seller accepts, run rei-due-diligence-tracker to set up your contract-to-close deadline calendar."

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Output Delivered

1. LOI — ready to email or print
2. Purchase Price Justification — share with seller to support the offer
3. Creative Finance Term Sheet — if applicable
4. Delivery note — suggested subject line and brief cover message for sending the LOI

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Error Handling

• No deal analysis in brain for this address: Ask for key inputs manually (price, terms, financing type). Recommend running rei-deal-analyzer first for stronger justification.
• No earnest money amount provided: Default to $1,000 and note — investor should adjust based on market norms and seller relationship.
• No closing timeline specified: Default to "on or before [30 days from today]." Confirm with investor.
• Subject-to but no existing loan details: Ask for current balance, rate, monthly payment, and remaining term — required to build the term sheet.
• Seller name unknown: Use "Property Owner" in all documents; recommend finding the name via county records for a more personal delivery.
• Investor asks to make the LOI binding: Explain that a binding contract requires a properly executed Purchase and Sale Agreement reviewed by attorneys, not an LOI. Offer to note which terms should carry forward into the PSA.