Plan the whole life of the investment.

A rental isn’t one number. It’s a purchase, the loans that paid for it, the refinance you’re planning for year three, the HVAC you know is coming, and the day you sell. The Investment Plan draws it as a timeline and prices every month in between.

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Part of every analysis in Property Suite. No spreadsheet.

The timeline

A picture of the whole hold.

A timeline of every significant event in the life of the investment: the closing, each loan for as long as it runs, the refinance that replaces them, each capex project the month it lands, and the day you plan to sell. Debt at closing, net equity, and debt service sit above it, so you can read the shape of the deal in one glance.

Change anything and the bars move. Push the sale out two years and net proceeds, IRR, and the gain at sale all recompute from the new date.

The first four years of the plan, close up: the purchase in December 2026, the bank loan and seller carry running until their refinance in March 2030, the new HVAC in October 2028, the new fence in October 2029, and the permanent loan starting

The first four years, close up.

Financing

Loans the way deals are actually financed.

A bank loan and the seller carrying a second. Interest-only for the first three years. A balloon. Extra principal every month. Rate changes down the road. Each loan is its own card with its own terms, start month, and lien position, and the plan knows which one gets paid off when.

Three loan cards: Bank loan, $155,250 at 6.875% for 30 years, starts December 2026, ends March 2030 refinanced; Seller carry, $30,000 at 6% for 5 years, interest-only 36 months, second lien; Permanent loan, $177,790 at 6.5% for 30 years, starting March 2030, replacing the bank loan and seller carry

The refinance

See how the refi pencils before you plan on it.

Pick the loans it pays off, pick the month, and the wizard shows the projected value that month, the payoffs, the fees, what you’d take out in a cash-out, and the resulting LTV. Then it writes the new loan onto the timeline and retires the old ones on that date.

Straight refinance or cash-out. One year out, three, or a month you choose.

The Refinance wizard, step 2: paying off the bank loan ($150,369) and seller carry ($30,000), straight refinance, October 2029, with a How it pencils box showing a projected property value of $228,192, a new loan of $182,191, the payoffs, estimated fees of $1,822, no cash out, and a resulting loan-to-value of 80%

Capex & reserves

The roof is coming. Plan for it.

Tap the system (roof, HVAC, water heater, fence, flooring), tell it how old it is, and the plan sets the replacement month and a typical cost. Rescover works out what to set aside every month so the money is there on time, instead of a flat percentage that’s wrong in both directions.

Each project lands on the timeline as a marker, and the cash flow that month knows about it.

The Capex and Reserves plan: suggested reserve at the end of 2027, a Monthly set aside card of $390 per month, and two project cards, New HVAC in October 2028 for $8,500 and New fence in October 2029 for $4,200, each showing the reserve on hand at that date

What follows

Every number downstream knows the plan.

Cash flow, month by month

Debt service changes when the refinance lands; the reserve changes when the HVAC is paid for. The proforma and the cash flow projection follow the timeline, not an average.

Net proceeds at your sale date

Balance left on each loan on the day you sell, selling costs, and what you walk away with, right at the end of the line.

Iterations, saved

Refi in year three or year five? Keep both as separate iterations of the same analysis and compare the verdicts side by side in Analysis Hub.

The Investment Plan lives on every analysis. Start from a Rent Report, set your bar with Blue Chip, plan the hold here, and hand the whole thing over with PDF Studio.

Plan the hold, not just the buy.

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