Completing a Residential Flip
A full atlas of how Tenantivo runs a residential flip — what a flip is, every major part of the deal, and almost every workspace screen that supports underwriting, renovation, cash control, and sale.
Who this doc is for: investor-landlords and organization admins running residential flips and rehabs through Tenantivo (Investor or Portfolio plans). It is a reference map covering concepts, the deal pipeline, and the screens that shape a flip from lead to disposition.
Start with what a flip is and the parts of the deal, then use the flow strip or sidebar to jump into any screen. Related walkthroughs live in training (Loans, Reports) and the Flips & Rehabs blog.
What is a Residential Flip?
Buy a distressed or undervalued house, renovate it, and exit by sale — or hold it as a rental after the rehab.
A residential flip (often called a rehab in Tenantivo) is a project where you acquire a property below after-repair value (ARV), fund and execute a scope of work, carry the asset through renovation, then sell it for a profit — or refinance and keep it as a rental (BRRRR-style).
Each flip lives as a Rehab record: one hub for address, status, Planned vs Actual figures, draws, scope, financials, comps, documents, and people. Portfolio tools (Assets, Loans, Transactions, Reports) sit around that hub.
Purchase price alone does not decide the deal. Financing terms, rehab scope, hold costs, draw timing, and exit path all move profit. Tenantivo keeps those pieces on one project so Planned assumptions and Actual outcomes stay comparable.
Common exit paths
Retail sale (flip)
Renovate to market, list, accept an offer, close, pay off the loan, and book profit. Most of this doc follows that path end to end.
Wholesale / assignment
Exit before or during rehab by assigning the contract or selling to another investor. Status pipeline includes an alternate wholesale stage.
BRRRR / hold as rental
Buy, Rehab, Rent, Refinance, Repeat — finish the rehab, place a tenant, refinance, and keep the asset. See the exit section and the BRRRR blog for the hold path.
Parts of a Flip
Six economic layers every residential flip shares — and where each one lives in Tenantivo.
1. Acquisition
Lead, analysis, offer, due diligence, inspection, and close. Status on Rehab Detail tracks the stage; Dates, Appraisal, and Comps support the underwriting file.
2. Underwriting & ARV
Purchase vs ARV, rehab budget, hold months, and projected profit. Figures (Planned) is the rollup; Comparable Properties defend ARV.
3. Financing
Hard-money, construction, or bridge debt plus staged funding. Loans hold the instrument; Draw Schedule tracks each release.
4. Scope & execution
Line-item work, vendors, percent complete, and change orders. Rehabilitation Breakdown is the executable scope; Project settings name the GC.
5. Cash & carry
Invoices, retainers, interest, utilities, insurance, and taxes. Financial + Hold Transactions, Financial Schedule, and Figures (Actual) keep cash honest.
6. Disposition
List, accept offer, close, or refinance into a rental. Status closing stages, Documents, Additional Items, and Rehab Profit reports finish the file.
Getting to Rehabs
Where the Rehab area lives, how projects are created, and who can use it.
Open the rehab portfolio at Rehabs. Open one project at Rehab Detail. From Assets, open Asset Details and choose type Residential Rehab to jump into the linked rehab record.
The Rehab area is available on Investor and Portfolio subscription tiers.
The account manager mobile app includes a full Rehab list and detail flow with parity for draws, financials, scope, associations, comps, and dates. See the Mobile section.
Rehabs
The portfolio page is where you create, find, activate/deactivate, and open projects.
Active & inactive grids
Two grids separate live deals from archived ones. Columns include address, city, state, zip, lot, parish, status, and active flag. Search, filter, and export when you need a portfolio snapshot.
Create & open
Add a new rehab row for the address, then use Details to open the hub. Deleting removes the project; prefer marking inactive when you want history preserved.
Asset integration
Rehabs can also be created and reached from the Assets workspace as a Residential Rehab asset detail — useful when the flip sits next to rentals in the same portfolio.
Status Pipeline
The Status field on Rehab Detail moves the deal through purchasing, rehab, alternate exits, and closing.
On Rehab Detail → Detail accordion → Status. The same status appears on the Rehabs list so the portfolio view stays scannable.
Give every flip a single pipeline stage so partners, GCs, and lenders know whether you are still analyzing, under contract, in rehab, listing, or closed — without opening notes or chat threads.
A progressive set of purchasing stages, rehab start/end, optional wholesale or resale marketing branches, then closing stages through sold. Update status as milestones hit; pair it with Dates for the calendar.
Stages at a glance
Purchasing
- Lead → Analysis → Offer made / accepted
- Due diligence → Inspection ends
- Backout (if the deal dies)
Rehab
- Start rehab
- End rehab
Alternate exits
- Wholesale
- Resale marketing (list / go to market)
Closing
- Accept offer → Due diligence → Inspection
- Sold
Rehab Detail
The home record for one flip — address, status, project settings, and the Resources hub every other screen hangs off of.
From Rehabs, open a row’s Details (or create a new rehab). Also reachable from Asset Details when the asset type is Residential Rehab.
Give the deal a single identity: property fields, status, complexity, and primary GC contact. From here you reach Figures, Resources, Notes, Alerts, and Documents.
Accordion layout with Figures, Detail, Project, and Resources. Action buttons for notes, alerts, and documents sit at the top right.
Accordions & actions
Detail accordion
Address, city, state, zip, lot, parish, and status — so every draw, invoice, and document stays tied to the same flip record.
Project accordion
Overall project complexity and the general contractor contact. Use this when you need who owns day-to-day decisions without opening a separate contact list.
Resources hub
Left: Draw, Financial, Associations, Additional Items, Financial Schedule, Rehabilitation Breakdown. Right (popups): Comparable Properties, Dates, Appraisal, Tax Record, Insurance.
Notes, Alerts, Documents
Top-right actions open rehab-scoped notes, alerts (deadlines and reminders), and the document workspace filtered to this rehab entity.
Figures — Planned vs Actual
The deal’s full cost structure: purchase, rehab, hold, financing, and profit.
On Rehab Detail, the first accordion — Figures — with Planned and Actual tabs.
Capture the economics of the flip in one rollup. Planned is your underwriting; Actual is what really happened as invoices and closings land.
Dense number fields grouped by cost bucket. Actual also tracks total paid on the note and total rehab days so hold time and debt service stay honest.
Field groups
Purchase & sale
Purchase price, target sale price, buying and selling closing costs, and after-repair value assumptions — the ceiling and floor of the deal.
Rehab & hold
Rehabilitation total, appraisal cost and value, insurance (and insurance return), taxes, electric / water / gas, hold months, monthly hold, and total hold.
Financing & profit
Loan amount, note rate, monthly loan payment, wholesaler costs, projected profit, and profit-split totals. Actual adds total paid on the note and rehab day count.
Comparable Properties
Side-by-side comps that support the after-repair value you underwrote.
On Rehab Detail → Resources → Comparable Properties → View (opens the comps popup).
Document the market evidence behind ARV for lenders, appraisers, and your own go/no-go decision — not just a gut feel for the neighborhood.
Up to three comparable properties against the subject. Each can store sold date and price, beds, baths, square feet, distance, reference URL, full address, and active flag.
How comps help
Anchor the offer
Before earnest money, comps tell you whether purchase plus rehab still leaves room under ARV. The record travels with the flip.
Support lender packages
When a hard-money or construction lender asks how you sized ARV, open comps on the same rehab as draws and figures.
Revisit at list / sale
As the market moves during a long hold, refresh comps so list price and exit expectations stay grounded in current sales.
Loans
The financing layer for the flip — lender, balance, terms, and payment history.
Loans from the workspace. Link the loan to the asset or rehab so financing sits next to the project it funds. Figures hold the deal math; Loans hold the debt instrument.
Track hard-money, construction, or bridge financing: lender/servicer, current balance, rate, maturity, payment amount, and linked payment history.
A portfolio list of loans, then a detail page with balance, terms, servicer contact, notes, and linked transactions. Update the balance as payments clear.
How this screen helps financing
Add & link the loan
Create the loan with lender, balance, and terms, then associate it with the property. Prefer a Contact of type Lender/Servicer so phone and account details live once.
Link payments
When you record interest or principal payments as transactions, link them to the loan so payment history and balance updates stay in sync.
Close at payoff
At sale or refinance, close the loan rather than deleting it — history stays available for the asset and for tax-year review.
Draw Schedule
Planned vs received draws — wire fees, inspections, application of funds, and funding type.
On Rehab Detail → Resources → Draw → View.
Construction and rehab loans fund in stages. Track each release against the original plan so you know whether funding is ahead or behind before the next inspection.
A grid of draw rows with sequence, planned amount, received amount, wire fee, inspection cost, applied (GC) vs applied (company), funding and disperse types, funded date, contact, and notes. Totals roll up at the bottom.
How this screen helps funded rehabs
Build the schedule
Enter each planned draw before work starts so the lender’s sequence matches what your GC expects to invoice.
Record on fund date
When a draw clears, update received amount, fees, application splits, and funded date the same day. Lender reconciliations then pull from a complete history.
Compare to Figures
Draws sit on the same rehab as Planned vs Actual figures, so funding drift and budget drift show up together — not in two spreadsheets.
Rehabilitation Breakdown
Line-item scope of work — planned and actual, by category, with progress and vendor ownership.
On Rehab Detail → Resources → Rehabilitation Breakdown → View.
Turn the rehab budget into an executable scope: categories and line items with cost, completion status, percent complete, and responsible contractor. This is the packet lenders and appraisers want when they ask for a rehab breakdown.
Planned and Actual tabs with grids grouped by category (title, cost, complete, % complete, contact). Footer totals summarize each category so overruns are visible early.
How this screen helps execution
Plan the scope
Structure work by task, room, or area. Every line needs a cost and an owner so change orders have a baseline to compare against.
Track percent complete
Update status and percent complete as trades finish. Walkthroughs and draw inspections go faster when progress is already on the record.
Assign vendors
Tie each line to the contractor responsible so punch lists and follow-ups never depend on text threads alone.
Financial & Hold Transactions
Day-to-day cash on the flip — spent money, applied amounts, and money still on hold.
On Rehab Detail → Resources → Financial → View.
Figures show whether the deal works on paper. Financial shows whether cash is actually moving: linked master transactions plus Financial Hold Transactions for deposits, retainers, and escrow that are committed but not yet spent.
Two sections: a financial transactions grid (with applied/link value) and a hold transactions grid with full CRUD. Log invoices and fees as they hit; park committed-but-unspent amounts in holds until they clear.
How this screen helps cash control
Financial transactions
Record rehab-specific income and expense against the project so Actual figures and month-end review have a transaction trail, not just rolled totals. Applied amounts show how much of a master transaction hit this rehab.
Hold transactions
Track money that is spoken for but still sitting — GC retainers, material deposits, escrow. Prevents “available cash” from looking healthier than it is.
Catch carry bleed
Hold costs (interest, utilities, insurance, taxes) often erode margin. Logging them here makes Actual hold totals on Figures defensible.
Financial Schedule
Projected income and expense over time — when cash goes out and comes back.
On Rehab Detail → Resources → Financial Schedule → View.
Map the flip’s cash timing: when draws fund, when major trades get paid, when hold costs hit, and when sale proceeds are expected. Timing risk kills otherwise good deals when capital is short mid-project.
A projection grid with title, year, month, sales price, expenditures, and profit. Use it alongside Draw schedule and Financial transactions so planned timing and actual spend stay comparable.
How this screen helps cash timing
See outflows early
Spot months where contractor invoices and loan payments stack before the next draw — and arrange bridge capital before the gap.
Plan the exit
Project when sale proceeds (or refinance) should land so partners and lenders share the same timeline.
Reconcile to Actual
As Financial transactions post, revisit the schedule so the remaining months reflect reality, not the original optimism.
Dates, Appraisal, Tax & Insurance
Milestones and underwriting records that stay with the rehab, not in a folder.
On Rehab Detail → Resources → the right-hand list: Dates, Appraisal, Tax Record, and Insurance (each opens a popup).
Keep the calendar and the underwriting packet on the same record as the numbers so lenders and partners never chase email threads for basics.
Four focused popups. Fill dates as milestones hit; complete appraisal, tax, and insurance when those documents arrive so carry cost assumptions on Figures stay tied to real policies and assessments.
What each popup stores
Dates
Custom milestone rows (title + date) for contract, close, rehab start, list, sale, and anything else your team tracks. Hold-month math and partner updates start here.
Appraisal
Appraisal value and date on the rehab so ARV, loan-to-value, and Figures appraisal fields have a source on the same record.
Tax Record
Title, cost, and tax level for assessments that drive hold-cost Actuals and year-end review.
Insurance
Costs, policy length, start date, and details (including returns) so carry assumptions stay tied to real coverage.
Associations, Documents & Additional Items
People, paperwork, and finish-out — the support layer that closes the flip cleanly.
Associations and Additional Items from Rehab Detail → Resources. Documents, Notes, and Alerts from the action buttons at the top of Rehab Detail.
Keep every person, file, and finish-out item attached to the project so close-out never depends on someone’s inbox.
Associations: title + contact grid. Additional Items: Maintenance, Appliances, and Amenities accordions. Documents: shared document workspace scoped to this rehab. Notes and Alerts for team reminders.
Close-out & sale support
Associations
Link GC, trades, title, lender, and partners to the rehab so anyone opening the record sees who to call without hunting contacts.
Documents, notes & alerts
Store permits, contracts, lien waivers, and inspection reports on the rehab. Use notes for context and alerts for deadlines (draw inspections, insurance renewals, list date).
Maintenance (Additional)
Punch-list grid with title, cost, and active flag. Open Maintenance Detail for a longer description and cost edit when a line needs more than a grid cell.
Appliances & amenities
Appliances: title, information, value, date, active. Amenities: title and active. Both sell the finished house and answer listing-agent questions.
Reports & Analytics
Grid reports, Rehab Profit PDF, and how flips show up on the metrics dashboard.
Metrics & Reports → Rehab Reports tab. Download Reports includes the Rehab Profit PDF. Metrics Dashboard counts active flips with the rest of the portfolio.
Step back from a single rehab record to see active vs completed projects, budget vs spent, draw rollups, and profit at sale across the portfolio.
Four rehab grid reports plus a downloadable Rehab Profit PDF that pairs with Actual Figures for a complete close-out packet.
Rehab report types
Active Rehab Projects
Live projects with start, estimated completion, budget, and spent — your working pipeline at a glance.
Completed Projects
Finished rehabs with start, completion, budget, and actual cost for post-mortems and investor reporting.
Financial Summary
Budget, spent, remaining, and variance across rehabs so overruns surface before they compound.
Draw Schedule (portfolio)
Rollup of draw activity across projects — useful when multiple rehabs are funding in the same month.
Rehab Profit PDF
Address, closing value, company profit, hold days, project complexity, rehab days, and close date — pair with Actual Figures for the final close-out.
Metrics Dashboard
Active flip count contributes to portfolio property totals so rehabs are visible next to rentals in investment overview.
Transactions, Assets & Accounting
How the flip connects to the rest of Tenantivo — assets, ledger links, contacts, and QuickBooks.
Assets
Create or open a Residential Rehab asset detail from Assets so the flip sits in the same portfolio as rentals and commercial units.
Transactions
On Transactions, link income and expense rows to a rehab (rehab income / rehab expense link types). Those links feed the rehab Financial page and keep the master ledger authoritative.
Contacts
GC, lender/servicer, trades, title, and partners live in Contacts and are reused on Associations, Draws, Project, and Loans — enter each person once.
QuickBooks Online
When QBO is connected, rehab income and expense categories can sync with your books so Actual Figures and accounting stay reconcilable. See the QuickBooks blog and workspace training for setup.
Global Maintenance
Organization-wide maintenance tickets can reference rehab properties as client contacts when work spans both rental ops and flip punch lists.
Investment metrics
Cap rate, cash-on-cash, DSCR, and ROI tools matter most on the BRRRR / hold path after rehab. Use Metrics alongside Actual Figures when you refinance instead of selling.
After the Flip — Exit Paths
Sell retail, wholesale earlier, or finish the rehab and hold as a rental.
Retail sale checklist
- Move status through resale marketing and closing stages
- Refresh comps and list price expectations
- Finish Additional Items and Documents for the buyer packet
- Close the loan at payoff; update Actual Figures
- Run Rehab Profit PDF + Actual Figures for close-out
Wholesale / early exit
- Set status to Wholesale when that path is live
- Keep Planned Figures and comps as the assignment file
- Still close Documents and Associations for the paper trail
BRRRR / hold as rental
- Complete rehab; update Actual Figures and end-rehab status
- Refinance / close construction debt via Loans
- Onboard tenants, listings, and rental ops in the rest of Tenantivo
- Use investment metrics for the hold decision
Mobile Rehab
Account manager mobile screens mirror the web rehab hub so site walks and draw inspections do not wait for a desktop.
Manager app → Rehab list and Rehab Detail. From detail, navigate into draws, financials, financial schedule, rehabilitation breakdown, associations, additional items, dates, and comps.
Update percent complete, log draws, check figures, and review associations while you are on site — same data model as the web workspace.
Active/inactive rehab lists, a detail hub, and dedicated pages for each major Resources area. Maintenance detail is available when a punch-list line needs a full edit.