Generate and manage due diligence checklists, inspection workflows, document tracking, red flag detection, and contractor bid comparison for real estate investment transactions. Use this skill whenever someone is under contract, preparing for an inspection, needs a DD checklist, wants to track documents for a closing, asks about red flags in a property, needs to compare contractor bids, or is managing the timeline between offer acceptance and closing. Trigger for "what should I look for in an inspection?", "create a due diligence checklist", "compare these bids", or any closing-related workflow management.
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This skill manages everything between offer acceptance and closing: inspection planning, document tracking, red flag identification, contractor bid analysis, and timeline management.
Generate this checklist customized to the property type, age, and deal structure. Save to ~/.rei-agent/deals/pipeline/<address>/dd_checklist.md.
Track status of each document: [ ] Not started, [~] Requested, [ā] Received, [!] Issue found
TITLE & LEGAL
[ ] Preliminary title report / title commitment
[ ] Title search (verify clear title, no liens)
[ ] Survey (current or recent)
[ ] Legal description verification
[ ] Deed review (warranty deed preferred)
[ ] HOA documents and financials (if applicable)
[ ] CC&Rs and bylaws (if applicable)
[ ] Zoning verification (current use is conforming?)
[ ] Certificate of occupancy
[ ] Building permits (all work permitted and closed?)
[ ] Code violations search
[ ] Pending litigation search
[ ] Easements and encroachments review
FINANCIAL
[ ] Current rent roll (all units)
[ ] Lease copies (all active leases)
[ ] Lease expiration schedule
[ ] Security deposit ledger
[ ] Tenant payment history (12 months)
[ ] Operating statements (2-3 years)
[ ] Property tax bills (2-3 years)
[ ] Insurance declarations page (current)
[ ] Utility bills (12 months, all meters)
[ ] Service contracts (lawn, snow, pest, etc.)
[ ] Capital improvement records
[ ] Pending or recent assessments
PHYSICAL
[ ] General home inspection report
[ ] Roof inspection (age, condition, remaining life)
[ ] HVAC inspection (each system)
[ ] Plumbing inspection (especially older homes)
[ ] Electrical inspection (panel capacity, wiring type)
[ ] Foundation/structural assessment
[ ] Radon test
[ ] Lead paint inspection (pre-1978 properties)
[ ] Asbestos assessment (pre-1980 properties)
[ ] Mold inspection (if indicators present)
[ ] Termite/pest inspection
[ ] Sewer scope (camera inspection of sewer line)
[ ] Well and septic inspection (if applicable)
[ ] Environmental Phase I (commercial or brownfield risk)
[ ] Flood zone verification (FEMA map check)
[ ] Smoke/CO detector compliance
INSURANCE
[ ] Insurance quote obtained
[ ] Flood insurance quote (if in flood zone)
[ ] Landlord/rental dwelling policy (not homeowner's)
[ ] Umbrella policy consideration
[ ] Loss history report (CLUE report)
By Property Age:
By Property Type:
By Deal Type:
These can be deal-killers or require significant price reduction:
FOUNDATION
š“ Horizontal cracks in block foundation (hydrostatic pressure)
š“ Stair-step cracks wider than 1/4"
š“ Bowing basement walls
š“ Active water intrusion in basement
š“ Significant settlement (uneven floors, door frames out of square)
ā ļø Minor settling cracks (< 1/4", vertical) ā monitor
ROOF
š“ Active leaks or water stains on upper floor ceilings
š“ Multiple layers of shingles (max 2 in most codes)
š“ Sagging roof deck
š“ Roof age >25 years (asphalt shingle)
ā ļø Minor wear, 15-20 year old roof ā budget for replacement
SYSTEMS
š“ Federal Pacific or Zinsco electrical panels (fire hazard)
š“ Aluminum wiring without proper remediation
š“ Knob-and-tube wiring still active (insurance issue)
š“ Polybutylene plumbing (failure-prone, insurance issue)
š“ Cast iron sewer line with significant deterioration
š“ Galvanized supply pipes with low flow
š“ HVAC at end of life with no replacement budget
ā ļø Aging systems with 3-5 years remaining ā budget in CapEx
š“ Rents significantly above market (artificial income inflation)
š“ Vacancy rate well below market (too good to be true?)
š“ Expenses suspiciously low vs. comparable properties
š“ Deferred maintenance visible but not reflected in financials
š“ Tenant concentrations (one tenant = >50% of income in small multi)
š“ Month-to-month leases on all units (turnover risk)
š“ Below-market leases with long remaining terms (locked-in losses)
š“ No security deposits held (or improperly held)
š“ Property tax assessment significantly below market value (reassessment risk)
ā ļø Operating statements inconsistent year-over-year
ā ļø Seller unwilling to provide documentation
š“ Title defects (liens, judgments, clouded title)
š“ Unpermitted work (additions, conversions, major renovations)
š“ Zoning nonconformity (legal nonconforming vs. illegal use)
š“ Encroachments on or by neighboring properties
š“ Active code violations
š“ Environmental contamination (Phase I flags)
š“ Pending or threatened litigation involving property
š“ HOA in litigation or financial distress
š“ Deed restrictions that limit intended use
ā ļø Easements that affect property use or future development
ā ļø Shared driveways, walls, or utilities with neighbors
When a red flag is identified:
When comparing bids for rehab or repairs:
| Line Item | Contractor A | Contractor B | Contractor C | Notes |
|---------------------|-------------|-------------|-------------|-------------|
| Kitchen demo | $______ | $______ | $______ | |
| Kitchen cabinets | $______ | $______ | $______ | Materials? |
| Kitchen countertops | $______ | $______ | $______ | Material? |
| Kitchen plumbing | $______ | $______ | $______ | |
| Kitchen electrical | $______ | $______ | $______ | |
| Kitchen flooring | $______ | $______ | $______ | Material? |
| Kitchen appliances | Included? | Included? | Included? | |
| ... | | | | |
| Subtotal | $______ | $______ | $______ | |
| Contingency (15%) | $______ | $______ | $______ | |
| TOTAL | $______ | $______ | $______ | |
Score each contractor 1-5:
| Criterion | Weight | Contractor A | Contractor B | Contractor C |
|---|---|---|---|---|
| Price competitiveness | 25% | /5 | /5 | /5 |
| Scope completeness | 20% | /5 | /5 | /5 |
| Timeline | 15% | /5 | /5 | /5 |
| References/reputation | 15% | /5 | /5 | /5 |
| License/insurance | 10% | /5 | /5 | /5 |
| Payment terms | 10% | /5 | /5 | /5 |
| Warranty | 5% | /5 | /5 | /5 |
| Weighted Score | /5.0 | /5.0 | /5.0 |
Flag if any bid is missing answers to:
DAY 0: Offer accepted ā DD period begins
DAY 1-3: Order inspections, title search, survey
Request seller documents (leases, financials, utilities)
DAY 3-7: General inspection
DAY 5-10: Specialized inspections (sewer scope, radon, etc.)
DAY 7-14: Review all inspection reports
Get repair estimates if needed
Review title commitment
DAY 10-15: Negotiate repairs / credits based on findings
DAY 14-17: DD contingency decision point
ā
Proceed (waive DD contingency)
ā Terminate (get earnest money back)
š Negotiate (request extension if needed)
DAY 15-25: Finalize financing (appraisal, underwriting)
DAY 20-28: Final walkthrough
DAY 28-30: CLOSING
| Deadline | Date | Status | Action Needed |
|-----------------------|-------------|-----------|---------------------|
| DD contingency | [date] | ā³ Active | All inspections done? |
| Financing contingency | [date] | ā³ Active | Appraisal ordered? |
| Appraisal due | [date] | [ ] Pending| |
| Title clearance | [date] | [ ] Pending| |
| Final walkthrough | [date] | [ ] Pending| Schedule 24hr before |
| Closing | [date] | [ ] Pending| |
Remind the investor:
After inspections, categorize findings:
CATEGORY A: Safety & Structural ā Request seller repair or equivalent credit
These items affect habitability, safety, or insurability
Example: electrical hazard, active leaks, foundation issues
CATEGORY B: Major Systems ā Request credit at closing
Items with significant cost that affect property value
Example: aging roof, HVAC replacement needed, plumbing issues
Strategy: get actual quotes, request 80-100% of repair cost as credit
CATEGORY C: Maintenance & Cosmetic ā Accept as-is (budget in underwriting)
Normal wear items you planned to handle anyway
Example: old carpet, dated fixtures, minor drywall repairs
Strategy: don't nickel-and-dime ā weakens your position on important asks
CATEGORY D: Deal-Breakers ā Renegotiate price or walk
Issues that fundamentally change the deal economics
Example: foundation failure, environmental contamination, title defects
Strategy: significant price reduction reflecting true cost, or terminate
Based on the inspection findings dated [date], we are requesting the
following prior to closing:
SELLER REPAIRS (to be completed by licensed contractors with permits):
1. [Item] ā Estimated cost: $______
2. [Item] ā Estimated cost: $______
CLOSING CREDIT in lieu of repairs:
1. [Item] ā Credit amount: $______
2. [Item] ā Credit amount: $______
TOTAL REQUEST: $______
This request is based on [inspector name]'s report and contractor
estimates from [contractor names]. Copies are available upon request.
Save all DD materials to ~/.rei-agent/deals/pipeline/<address>/due_diligence/:
due_diligence/
āāā checklist.md # Master DD checklist with status
āāā red_flags.md # Identified red flags and responses
āāā timeline.md # Critical deadlines and milestones
āāā inspection_summary.md # Consolidated inspection findings
āāā bid_comparison.md # Contractor bid analysis
āāā repair_request.md # Negotiation request document
āāā documents/ # Directory for received documents