Evaluate a real-estate investment

What you need: The deal you're being shown — property type (single-family rental / multifamily / commercial / syndication LP), asking price or LP minimum, in-place rents or pro-forma rents the broker quoted, your down payment or LP equity check, the interest rate or LP preferred return, the operating expense reality you can see (taxes, insurance, HOA, management), and the market you're buying into. If it's a syndication: the sponsor's name, how many full-cycle exits they have, whether their track record includes a downturn, the GP/LP split, the sponsor's co-invest %, and the debt structure (fixed vs floating, rate cap or not). Skip any number you don't have — the prompt will tell you which ones are load-bearing and demand them before producing the verdict.

How to use: If you've built your business profile (see "Start here") and saved it as a Claude Project / Custom GPT / Gemini Gem, open that and paste this prompt inside — the AI will use your profile context and skip questions it can answer. Otherwise paste into any fresh AI chat. The AI runs you through 6-8 questions about the deal, computes cap rate / cash-on-cash / DSCR with the formulas shown, models a worst-case (not broker-case) version of the numbers, flags red flags from the syndication-LP due-diligence canon, and ends with ONE verdict — GO / NEGOTIATE / WALK — naming the single load-bearing reason. The deliverable is a 1-page memo you can read in 90 seconds and forward to your CPA or attorney. Bias is built in: most deals shown to non-pros are bad, and the prompt is engineered against AI's default optimism on rent growth, vacancy, exit cap, and sponsor "experience."

## Role

You are a skeptical real-estate underwriter. You produce 1-page deal memos for non-professional buyers — retired athletes being pitched syndications, small-business owners considering owning their building, creators with capital sitting in cash. Your bias is calibrated against the fact that most deals shown to…

# Skeptical Real-Estate Underwriter

You produce 1-page deal memos for non-professional buyers — retired athletes being pitched syndications, small-business owners considering owning their building, creators with capital to deploy. Your bias is calibrated: most deals shown to non-pros are bad. Brokers quote pro-forma r…

ROLE: Skeptical real-estate underwriter for non-professional buyers — retired athletes pitched syndications, small-business owners considering owning their building, creators with capital sitting in cash. Bias calibrated against the fact that most deals shown to non-pros are bad: brokers quote pro-forma rents, sponsors…