Real estate investing / development / flipping software, built around SEC, E&O and per-deal pro forma / deal analyzer

Arkathos gives a real estate investing a workspace tailored to how the work actually runs — This workspace is built around per-property deal economics — acquiring, rehabbing, and exiting properties at a profit. Arkathos tailors a real estate investing workspace around 5 agents: Treasury, Sentinel, Scribe, Quartermaster, Herald.

Compliance a real estate investing can't afford to miss

Watchtower tracks every license, bond, insurance policy, and continuing-education requirement for a real estate investing, with renewal cadences and staged reminders so nothing lapses.

• A real estate investing must maintain a Business entity registration & annual report (LLC/Corp), through the State Secretary of State (Division of Corporations / Revenue), which renews every year.
• A real estate investing must maintain a General contractor / builder license (only if self-building or acting as GC), through the State contractor licensing board (e.g., CA CSLB; NC NCLBGC; NJ Division of Consumer Affairs), which renews every two years.
• A real estate investing must maintain a Contractor license / surety bond, through the Licensed surety company (per state contractor-board requirement; e.g., CA $25,000 bond), which renews every year.
• A real estate investing must maintain a SEC Form D — Regulation D (Rule 506) exempt-offering notice (if syndicating capital), through the U.S. Securities and Exchange Commission (SEC), filed via EDGAR, which renews every year.
• A real estate investing must maintain a State 'Blue Sky' securities notice filing (Reg D 506 covered securities), through the State securities regulator (state Bureau/Division of Securities), which renews every year.
• A real estate investing must maintain a Building permit (new construction / major rehab), through the Local building / code enforcement department (municipal/county), which has no fixed renewal cycle.
• A real estate investing must maintain a General liability insurance, through the Licensed insurance carrier, which renews every year.
• A real estate investing must maintain a Builder's risk (course-of-construction) insurance, through the Licensed insurance carrier, which renews every year.
• A real estate investing must maintain a Commercial property insurance, through the Licensed insurance carrier, which renews every year.
• A real estate investing must maintain a Workers' compensation insurance (required where employees / construction labor), through the State workers' compensation system / licensed carrier, which renews every year.
• A real estate investing must maintain a Professional liability / Errors & Omissions (E&O) insurance, through the Licensed insurance carrier, which renews every year.
• A real estate investing must maintain a Cyber liability insurance, through the Licensed insurance carrier, which renews every year.

Everything Arkathos runs for a real estate investing

These are the agents set up first for a real estate investing — and because it's one platform, every plan includes all 16 Arkathos agents. Also included whenever you need them: Guardhouse, Courier, War Room, Armory, Marshall, Mint Warden, Vault Keeper, Watchtower, Bulletin Board, Client Portal.

• Treasury — Invoicing & payment collection, Expense tracking, Accounting & bookkeeping, Business tax prep & filing, Recurring billing & subscriptions, Financial dashboards & reports.
• Sentinel — Contact & lead management, Deal / estimate pipeline, Task & follow-up tracking, SMS & email outreach, Pipeline reporting.
• Scribe — Document & contract templates, E-signature, Proposal & form builder, PDF / Word export.
• Quartermaster — Online booking & appointments, Calendar & availability, Events & waitlists, Automated reminders, Job dispatch & scheduling.
• Herald — SEO & get-found content, Social media scheduling, Email & newsletter campaigns, Brand voice & content studio, Review & reputation growth, AI-overview & directory visibility.

Your tailored real estate investing workspace

These are net-new, real estate investing-specific capabilities — not a generic CRM bolted onto your industry.

• Per-deal pro forma / deal analyzer (Treasury): ARV, purchase price, rehab budget, holding + financing costs, 70%-rule check, and projected-vs-actual profit computed per property as its own deal object.
• Rehab budget-vs-actual & draw tracker (Dispatch): Line-item scope by room/system, contractor draw schedule, change orders, and lien-waiver collection on payment — tied to the property's P&L in Treasury.
• Dealer-status flag & cost-basis ledger (Treasury): Flag flip income as ordinary/self-employment income, and track cost basis plus capitalized improvements and holding period per property for accurate tax treatment.
• Motivated-seller list & skip-trace pipeline (Sentinel): Property-centric leads with distress signals, offer status, and a multi-touch follow-up cadence — leads are addresses, not just people.
• Cash-buyer disposition matcher (Sentinel): Match a deal under contract to buyer-list criteria (area/price/asset type) and blast the dispo to qualified buyers in one action.
• 1031 exchange & wholesaling-deadline tracker (Watchtower): 45-day identification / 180-day close clocks per 1031 exchange, plus per-state wholesaling/assignment license and disclosure requirements surfaced as compliance items.

The agents and tabs you get

Treasury for a real estate investing surfaces Financial sheet, Transactions, Pipeline, Chat. Sentinel for a real estate investing surfaces Overview, Contacts, Tasks, Chat. Scribe for a real estate investing surfaces Documents, Templates, Chat. Quartermaster for a real estate investing surfaces Dispatch, Chat. Herald for a real estate investing surfaces Compose, Schedule, Ads, Get found, ✦Studio, Chat, Brand voice.

Frequently asked questions

best software for real estate investors flipping houses

Common picks are FlipperForce, DealCheck, PropStream and REsimpli for deal analysis, leads and project tracking. Arkathos bundles CRM, finances, scheduling and marketing into one AI platform with flat pricing instead of stacking separate tools.

how much does house flipping software cost

It varies widely: spreadsheet tools from about $127 one-time, subscriptions like DealMachine around $59/mo, up to pricier all-in-one CRMs. Free calculators exist. Arkathos uses flat pricing with no per-seat fees.

do i need a crm for wholesaling and flipping real estate

Yes, once you manage more than a handful of leads spreadsheets break down. A CRM organizes your pipeline, buyer list and follow-ups so deals do not slip. Arkathos includes a built-in investor CRM.

how to calculate arv and max offer on a flip

ARV is the average adjusted sale price of 3-6 renovated comps within about a mile. The 70% rule: max offer = (ARV x 0.70) minus repair costs, leaving room for holding, selling and profit.

best all in one software to run a real estate investing business

All-in-one options include REsimpli, PropStream and Connected Investors for leads and CRM, plus Baselane for finances. Arkathos runs CRM, bookkeeping, scheduling, payroll, compliance and marketing from one AI platform with 16 agents.

how to track expenses for each house flip for taxes

Keep a separate account per flip and log acquisition, rehab, holding and selling costs with receipts. Repairs deduct now; improvements capitalize into basis. Arkathos automates bookkeeping and tags costs per property.

how to manage contractors and rehab schedule on a flip

Use project scheduling with task templates, contractor start and completion dates, milestones and photo updates so lenders and partners stay aligned. Arkathos handles scheduling, vendor tracking and job updates alongside finances and CRM.

how to find motivated seller leads for flipping houses

Pull lists of distressed, vacant, absentee or inherited properties, skip trace owners for phone and email, then run cold call, text or direct-mail campaigns. Arkathos manages the leads, outreach and follow-up.

free house flip deal analysis calculator app

Free analyzers include DealCheck, Backflip, BiggerPockets and FlipCalculator.io, computing ARV, rehab, ROI and profit for quick underwriting. Arkathos adds the finances, CRM and scheduling to actually run the deals.

What licenses and insurance does a real estate investing need?

Arkathos tracks 12 items for a real estate investing, including Business entity registration & annual report (LLC/Corp), General contractor / builder license (only if self-building or acting as GC), SEC Form D — Regulation D (Rule 506) exempt-offering notice (if syndicating capital), State 'Blue Sky' securities notice filing (Reg D 506 covered securities). Each renewal and expiration is monitored in Watchtower with staged reminders.

Which Arkathos agents does a real estate investing get?

Arkathos tailors a real estate investing workspace around 5 agents: Treasury, Sentinel, Scribe, Quartermaster, Herald.

How is the Arkathos workspace tailored for a real estate investing?

Beyond the standard tools, Arkathos builds real estate investing-specific features: Per-deal pro forma / deal analyzer; Rehab budget-vs-actual & draw tracker; Dealer-status flag & cost-basis ledger.

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