Real estate investor software that keeps every deal in one place.
Rehab budgets, receipts, progress photos and lender-ready funding packets in one place, synced to QuickBooks Online. Less time managing details. More time moving deals forward.
30 days free · No credit card required · From $79/monthBuilt by an active real estate investor and used on real deals every week.
What is Deal Desk?
Deal Desk is software for real estate investors who buy, rehab, rent or sell property. It keeps each deal in one place: rehab budgets with budget vs actuals, receipts read from a photo, progress photos, lender-ready funding packets, and a connection to QuickBooks Online.
- Who it is for
- Real estate investors, fix-and-flip operators, BRRRR and rental investors, wholesalers, and their teams.
- What it connects to
- QuickBooks Online.
- Cost
- From $79 a month, or $59 a month billed yearly ($708). Every plan starts with a 30-day free trial, no credit card.
- Not for
- Lenders who make loans to investors. That is Lending Desk.
Your week, simplified.
The tasks you already do, before and after Deal Desk.
Track a rehab budget
Rebuild the same budget spreadsheet for every project and check it against receipts.
Start from a template. Budget vs actuals updates as you log expenses.
Log a receipt
Type each receipt into a spreadsheet and keep the paper.
Snap a photo. Deal Desk reads the receipt and logs the expense to the project.
Keep the books
Enter every expense twice: once for the deal, once in QuickBooks.
Deal Desk connects to QuickBooks Online.
Update partners on progress
Text photos one by one and repeat the same update to everyone.
Add photos to the project’s photo log and updates timeline.
Build a funding request
Pull photos, budget, comps and numbers from separate folders, then assemble a PDF.
Generate an investment packet and funding request from the project you already have.
Find the right lender
Call around to find out who lends on this kind of deal.
Lender Match suggests lenders that fit the deal.
Everything in Deal Desk
Start with the features most people open first, then see everything else below.
Exit Strategy Assessor
Compare Flip, BRRRR, long-term rental, mid-term rental and wrap side by side, with monthly, annual and 5-year totals and estimated cost-seg tax savings, so you pick the exit that makes the most money before you buy.
Rehab budgets, templates and "My prices"
Build itemized rehab estimates from reusable templates and your company's own material and labor prices, with past project costs suggested in new estimates, so every bid starts from real numbers.
Budget vs Actuals and expected final profit
See planned, committed, recorded and still-to-complete costs side by side, with projected profit, cost to date and remaining budget, so overruns show up while you can still act on them.
Receipt photo auto-read (OCR)
Snap a receipt and Deal Desk reads the vendor, date, amount, line items, subtotal and tax into an expense, flags refunds and likely duplicates, and lets you split one bill across projects, so expenses get recorded without typing them in.
Cost segregation estimate
Estimate accelerated depreciation (5-, 15- and 27.5-year property and bonus depreciation) from a project's actual rehab costs, with look-back / Form 3115 figures and a PDF and Excel report ready for your CPA's review.
Investment Packet and Funding Request PDFs
Generate a branded, lender-ready packet (Flip, BRRRR or Rental) and a funding request from the project's saved numbers, and email them to your lender from the app.
Lender Match
Match your deal to private money lenders whose states, loan types, LTV and credit criteria fit, so you reach lenders who will fund it instead of cold-calling.
QuickBooks Online sync (Intuit-approved)
Expenses entered or read from receipts post to QuickBooks Online, with duplicate prevention and a reconciliation view, so your books stay current without double entry.
All Deal Desk features
Deal analysis
- Exit Strategy AssessorCompare Flip, BRRRR, long-term rental, mid-term rental and wrap side by side, with monthly, annual and 5-year totals and estimated cost-seg tax savings, so you pick the exit that makes the most money before you buy.
- MAO / offer calculatorWork backward from ARV, rehab, holding costs and your target profit to a maximum allowable offer, with break-even and a profit waterfall, so you never overpay.
- Comp / ARV worksheet with CMA PDFEnter or pull comparable sales, apply your own adjustments and get a suggested ARV plus a branded comparative market analysis you can hand to a lender or partner.
- BRRRR calculatorSee cash in, refinance cash-out, cash flow, cash-on-cash return and DSCR, including an acquisition loan paid off at refinance, so you know how much of your money comes back out.
- Wrap / seller-finance calculatorModel the monthly spread, equity above the underlying loan, cash at closing and balloon notes on wraparound deals.
- Holding cost calendarSee how interest, taxes, insurance and utilities eat into profit per day, week and month until you exit.
- Closing net sheetEstimate buyer cash-to-close and seller net proceeds with editable fees and credits.
- Property data auto-pullPull beds, baths, square footage, year built, taxes, owner and mailing address, estimated value and photos for an address, so you don't have to look them up and retype them.
- Address autocomplete with property previewStart typing an address and preview the property data before you save it. Your own edits are kept.
- Guided deal analysis and funding readinessA checklist shows which inputs are missing for a solid analysis or funding request, and each item links straight to the screen where you fix it.
- One set of numbers per projectPurchase price, ARV, rehab, holding and financing figures are saved once and used by every calculator, packet and funding request. Scratch scenarios stay labeled and only change the project when you apply them.
- Company deal defaultsSet your own market, closing, holding and financing assumptions once, and every new project and calculator starts from them.
Leads, offers and pipeline
- Seller leads pipelineTrack seller motivation, property condition, timeline and status for every lead, then turn a won lead into a project without retyping it.
- Offers and signed offer lettersRecord offer amounts, terms and status, then download a seller-facing offer letter on your letterhead with your signature.
- Projects boardManage flips, wholesales and holds by stage in a table or kanban view.
- ContactsKeep sellers, agents, contractors, lenders and partners in one company address book.
- Dashboard and Next actionsOne screen lists what needs someone today across every project: late schedules, over-budget trades, draws waiting on a lender, lender follow-ups, closeouts to review, unrecorded rent and leases ending soon.
Project and rehab management
- Rehab budgets, templates and "My prices"Build itemized rehab estimates from reusable templates and your company's own material and labor prices, with past project costs suggested in new estimates, so every bid starts from real numbers.
- Rehab materials buyerBuild a shopping list from a rehab catalog and open supplier searches at Home Depot, Lowe's, Amazon, Menards and other suppliers.
- Scope and bid comparisonCompare up to eight contractor bids line by line and see the lowest bid per line and overall.
- Schedule from the budgetTurn the rehab budget into a scope-and-schedule proposal with editable contractors and dates that stays in step with the budget.
- Photo log and updates timelineEvery project keeps a photo log, receipts and a timeline of finished uploads, larger expenses and stage changes, so anyone can see what happened and when.
- Field capture from the phoneCrews post site updates, photos and receipts from the job site using the same login. Speech-to-text works in English or Spanish, and Spanish notes are translated to English for the office.
- Upload inbox with reliable uploadsFiles queued on a phone retry on their own and survive a reload or a closed tab until they finish. Recent uploads land in one inbox.
- Rehab draw requestsAsk your lender for rehab money with chosen budget lines, amounts and progress photos, and track each draw's answer.
- Sold closeoutRecord the sale date and proceeds and get warnings about missing or contradictory figures, so realized profit is only shown once the numbers reconcile.
- Closeout learning and overrun reportSee which trades keep costing more than planned across every project, and carry real unit costs into your next estimate.
- Rentals and portfolioManage units, tenants, leases, rent payments, expenses, rent roll and property P&L, with rent and lease reminders.
- One-click sample projectExplore a complete fictional deal, from lead and offer through estimate, bids, schedule, draw, lender offers, receipt, packet and exit comparison, before entering your own.
Money, accounting and tax
- Budget vs Actuals and expected final profitSee planned, committed, recorded and still-to-complete costs side by side, with projected profit, cost to date and remaining budget, so overruns show up while you can still act on them.
- Receipt photo auto-read (OCR)Snap a receipt and Deal Desk reads the vendor, date, amount, line items, subtotal and tax into an expense, flags refunds and likely duplicates, and lets you split one bill across projects, so expenses get recorded without typing them in.
- Vendor memorySaved vendors fill the expense category from that vendor's last purchase.
- Cash invested trackingSee how much of your own cash is in each deal: recorded costs less the lender money that paid for them.
- Flip accountingTrack expenses, income and profit per project with a company-wide accounting view.
- Reports and exportsProfit and loss by property or company-wide, an inventory of every unsold property and what's in it, accounting workbook (XLSX) export, and CSV exports of projects, the full ledger and the rent roll for your bookkeeper.
- 1099 vendor summaryTotals each vendor's payments for the year across projects and rentals and flags vendors at the 1099-NEC reporting threshold, so tax season prep is a filter, not a search.
- Cost segregation estimateEstimate accelerated depreciation (5-, 15- and 27.5-year property and bonus depreciation) from a project's actual rehab costs, with look-back / Form 3115 figures and a PDF and Excel report ready for your CPA's review.
- County record prefill for cost segSupported counties fill property facts from public county records.
- Real estate professional hours logLog hours in real property trades or businesses and track the 750-hour and more-than-half tests for each tax year.
- ACH rent and payment collectionCollect rent and other payments by ACH bank transfer into your own account, one-time or recurring. Completed transfers post to the rent ledger or project income automatically.
Funding and lenders
- Investment Packet and Funding Request PDFsGenerate a branded, lender-ready packet (Flip, BRRRR or Rental) and a funding request from the project's saved numbers, and email them to your lender from the app.
- Lender MatchMatch your deal to private money lenders whose states, loan types, LTV and credit criteria fit, so you reach lenders who will fund it instead of cold-calling.
- Lender network intakeLenders join the matching network through a public criteria form or a Google Sheet import, so the network keeps growing without manual data entry.
- Funding workspaceKeep saved versions of every packet you send, see why each lender fits, track replies and how fast each lender usually responds, and follow up on time.
- Compare lender offersCompare offers by rate, points, term and total cost, accept one, and the accepted offer updates the project's financing estimate.
- Partner and lender roomsShare a read-only, revocable project room showing property, budget, schedule progress, photos and the latest funding request. Partners can also see costs, income and forecast profit. Posted updates can be emailed to them.
AI assistant (add-on)
- Ask about your projectsAsk plain-English questions about a project's figures, budgets and lender draws and get answers drawn from your own records.
- AI briefs with citationsOne click produces an "Explain budget" summary, a draft funding summary or a bid comparison, built from calculated facts with citations and a list of missing evidence.
- Site note to proposed tasks and expensesTurn a field note into proposed expenses and schedule tasks that you approve one at a time.
- Document Q&A and scenario explanationsAsk questions about project documents and get plain explanations of scenario results.
- Usage controlsCompany and per-person monthly limits, usage shown before you ask, and failed questions don't count against the limit.
Team and collaboration
- Roles: Owner, Admin, Member and view-only AnalystGive partners, bookkeepers or investors read-only Analyst access to projects, money and reports without letting them change anything.
- Effective permissions viewThe Team page shows exactly what each role can do, and it matches what the server enforces.
- Team invitesInvite teammates by single-use link that expires.
- Setup checklist and tutorialsA guided setup checklist plus video and step-by-step tutorials for every area of the app.
- Help for this pageBuilt-in help lists the guides for the screen you're on and searches pages, tools and guides in plain words.
Integrations
- QuickBooks Online sync (Intuit-approved)Expenses entered or read from receipts post to QuickBooks Online, with duplicate prevention and a reconciliation view, so your books stay current without double entry.
- GoHighLevel CRM connectionTwo-way sync of leads, contacts and opportunities with your own GoHighLevel location, so your marketing CRM and deal pipeline stay in step.
- Migrate from FlipperForce, Monday.com or spreadsheetsImport your existing projects with a reconciliation summary of what moved, what was left out and what didn't match.
- Your own ACH accountConnect your own account for rent and payment collection.
Platform and security
- Plans by seats, projects and storageEach plan includes set numbers of full users, read-only analysts, active projects, file storage and partner rooms. Hitting a limit never locks or hides your existing data.
- Company brandingUpload your logo and colors and set an authorized signer, so PDFs, letters and packets go out under your company's identity.
- White-label "Powered by Deal Desk"Run Deal Desk under your own company name and branding, with a small "Powered by Deal Desk" mark.
- White-label resale and partner billingPartners can resell branded Deal Desk workspaces, with set caps, partner billing and clear support responsibilities.
- Company isolationEvery company's projects and records are walled off from every other company, and automated tests check it.
- Private filesPhotos and receipts are served only to signed-in members of your company.
- Login protectionLogin throttling, secure password rules, self-service password reset and invite links that expire.
- Company time zoneTimes and dates show in your company's time zone for everyone.
- Free trial30 days free with full access. No card required to start.
Cost segregation and tax features produce estimates for CPA or attorney review. They are not tax advice and not an engineering-based cost segregation study.
AI features answer from your own records and never approve a loan or change data on their own.
Deal Desk pricing
30 days free. No credit card. Cancel any time.
Single
billed $708 yearly Save 25%
billed monthly
1 user · projects and rehab budgets, budget vs actuals, receipt auto-read, funding packets, QuickBooks Online
Start free trialTeam
Most popularbilled $1,548 yearly Save 28%
billed monthly
For teams running several projects at once.
Start free trialBusiness
billed $3,588 yearly Save 33%
billed monthly
For larger operations.
Start free trial30-day free trial, no credit card. Cancel any time.
Add-ons
- Rent & Exit Pro · Single and Team plans (included in Business)Single $29/mo or $290/yr · Team $49/mo or $490/yr
- Creative Finance Kit · includes 2 states, each additional state $99 a year$449/yr
Set up in three steps
Set up your first project today.
Create your first project
Start from a rehab budget template.
Connect QuickBooks Online
Link your books once so expenses stop being entered twice.
Snap your first receipt
Deal Desk reads it and logs the expense to the project.
Deal Desk questions
What is Deal Desk?
Deal Desk is software for real estate investors who buy, rehab, rent or sell property. It keeps each deal in one place: rehab budgets with budget vs actuals, receipts read from a photo, progress photos, lender-ready funding packets, and a connection to QuickBooks Online.
Who is Deal Desk for?
Real estate investors, fix-and-flip operators, BRRRR and rental investors, wholesalers, and their teams. If you lend money to investors instead, Lending Desk is the right product.
Does Deal Desk connect to QuickBooks Online?
Yes. Deal Desk is approved by Intuit and connects to QuickBooks Online.
How does receipt auto-read work?
Take a photo of a receipt and Deal Desk reads it and logs the expense to the right project.
Can I send a deal to a lender?
Yes. Build an investment packet and funding request from your project, and use Lender Match to find lenders that fit the deal.
How much does Deal Desk cost?
Single $79/month or $708/year ($59/month, billed yearly); Team $179/month or $1,548/year ($129/month, billed yearly); Business $449/month or $3,588/year ($299/month, billed yearly). Every plan starts with a 30-day free trial and no credit card. Add-ons: Rent & Exit Pro: Single $29/month or $290/year, Team $49/month or $490/year, included in Business. Creative Finance Kit: $449/year for 2 states, plus $99 per additional state per year.
What happens after the free trial?
Your 30-day trial needs no credit card. Choose a plan to keep going, or the trial simply ends.
How do I keep a rehab budget on track?
Start from a rehab budget template and log each expense to the project. Budget vs actuals updates as you go, and a photo of a receipt is read and logged to the project for you.
Does Deal Desk replace QuickBooks Online?
No. Deal Desk connects to QuickBooks Online, so expenses are entered once and your books stay current.