Good deals are made on paper before they're made at the closing table. These are the same tools I use with my own investor clients across the Twin Cities — a flip budget tracker, a rehab cost estimator priced for Minneapolis–St. Paul, a property analyzer that runs the numbers before you write an offer, and a rental calculator for buy-and-hold homes.
Free tools — no sign-up, no email required.
Fill in the yellow cells as costs come in — everything else calculates itself, so you always know whether the project is on budget and what it's on track to make.
The budget covers acquisition, holding costs, rehab, and selling costs — with projected profit and ROI on cost updating at the top as you go. Four tabs keep the entire flip in one workbook:
Opens in Microsoft Excel or Google Sheets. Yours to keep and reuse on every project.
Three calculators that pair with the tracker — one prices the renovation, one tells you whether a property pencils out at all, and one runs the buy-and-hold rental math.
Before you offer on a fixer, price the work the way a Twin Cities contractor would bid it. Pick the projects, set the sizes, choose your finish level — and get a low, likely, and high planning range built from current Minneapolis–St. Paul pricing, not national averages.
Open the Estimator →Run the numbers before you make the offer. Enter a property's price, rent, and expenses to see the monthly cash flow and returns — so a promising listing has to prove itself on paper before it gets your earnest money.
Open the Analyzer →Built for single-family homes and townhomes you plan to hold, not flip. Enter the price, rent, taxes, insurance, HOA, and management to see monthly cash flow, cap rate, and cash-on-cash return, starting from real Twin Cities defaults.
Open the Rental Calculator →Start with the Investment Property Analyzer. If the cash flow and returns don't work at the asking price, you'll know in minutes — before a showing, not after an inspection.
Take your short list to the Twin Cities Project Estimator and build the rehab scope at investor-grade, standard, or premium finishes. The likely range becomes the rehab line in your offer math.
Once you're under contract, move the numbers into the Flip Budget Tracker. Estimates become actuals, variances show up early, and your projected profit stays honest all the way to list day.
All figures from these tools are planning estimates, not bids, appraisals, or a guarantee of profit. Confirm costs with your contractor and returns with your lender and tax advisor before you buy.
Three verified reviews from clients who bought investment property with Allison.
“We appreciated Allison's expertise when buying a rental property. She helped us research and analyze opportunities in the market so we could make a confident decision. We are so thrilled with our purchase!”
“So I met Alison through the broker Kevin who I met by mistake but it wasn't a mistake it was God's calling. This is my first property I bought and I had no idea on what I was doing I was just trying to buy a home. Let me tell you Allison was right there with me through the whole process from seeing multiple properties to connecting me with the home inspector cam who is also the greatest. … Long story short if you're looking for a realtor Allison is one of the greatest realtor out there. If she can get me a property I know she can get you one.”
“Allison rescued me! My home wasn't selling, she came in and sold it no issues. Since then she has helped me buy and sell 5 homes. I interviewed 43 realtors before I found her and I will never leave. Knows the market any time of year. Great negotiator. Kind, attentive, respectful, resourceful. You need to work with Allison!!”
Backed by Pemberton Real Estate — over $1 billion in Twin Cities home sales every year, built around marketing, technology, and education.
I help investors find, evaluate, and flip properties across the Twin Cities — and buy-and-hold buyers find rentals that pencil out. Bring me a property you're eyeing and we'll run it through these same tools together.
Prefer to talk first? Call or text (763) 257-3436
