An acquisition underwriting model in Excel and 32 copy-paste AI prompts for OM review, T12 and rent roll work, LOIs and asset management. Built by an operator who used to audit numbers for a living.
Most deals die in the first hour. You read the OM, clean up the T12, run a quick model and decide if it's worth a call. That hour adds up.
I wanted a model I could trust without rebuilding it every time, and a set of prompts that make AI do the grunt work without making things up. This is that.
One Excel workbook. Three tabs. Blue cells are inputs. Everything else calculates.
| Inputs | Price, units, closing costs, upfront capex, rents, rent growth, vacancy and credit loss, other income, opex, taxes, insurance, management fee, reserves, expense growth |
| Debt | LTV, rate, amortization and an interest-only period |
| Sources and uses | Loan amount, total cost, equity required, price per unit, monthly P&I |
| Cash flow | 10-year annual cash flow from gross potential rent down to levered cash flow |
| Exit | Hold period from 1 to 10 years, exit cap rate, selling costs, loan payoff, net sale proceeds |
| DSCR | By year, with interest-only years handled separately from amortizing years |
| Debt yield | Year 1 NOI over loan amount |
| Breakeven occupancy | Year 1 expenses plus debt service over potential income |
| Cash-on-cash | By year |
| Levered IRR | Based on the hold period you choose |
| Equity multiple | Total distributions over equity invested |
Built for Microsoft Excel using standard formulas (PMT, FV, IRR). It ships with sample inputs so you can see how it works before you load your own deal. This is an annual model meant for screening and first-pass underwriting. It is not a replacement for a full lender or institutional model.
32 prompts you copy, fill in and paste. Each one tells you when to use it and includes a short operator note from me.
Works with any major AI chat tool. The prompts are written to make the AI show its math and say "not provided" instead of guessing.
Sample: Rent Roll vs. T12 Reconciliation
One-time purchase. Instant download. No subscription.
For operators who already have a model they like.
For operators who want a clean, auditable model.
The model and the prompts together.
Payments are processed by Stripe. You'll get your download link right after checkout. 14-day no-questions refund.
Got a Phoenix deal on your desk? Get a second set of operator eyes before you commit.
60 minutes on your deal.
One deal, line by line.
For operators running deals all month.
Prices include tax. Payments are processed by Stripe. After you pay, I'll email you within 1 business day to schedule and collect your documents.
Consulting terms. Educational and operational consulting only. It is not investment, legal, tax or accounting advice. I am not a broker, dealer or registered investment adviser. Nothing here is an offer or solicitation of securities: I don't raise capital, recommend securities or take any compensation tied to a transaction. You make your own investment decisions and should work with licensed professionals. Reviews rely on the information you provide, which I don't independently verify, and no results are guaranteed. This consulting is independent of Rincon Partners, which doesn't endorse or take part in it. Your documents are kept private and deleted on request. Refunds: the Deal Review Call can be refunded or rescheduled up to 24 hours before the call; the Underwriting Review can be refunded before work starts; Operator Advisory can be canceled anytime before the next billing date. My CPA license is inactive, and no accounting or attest services are offered.
I'm Christopher Cameron, CPA (Inactive). I run multifamily in Phoenix, and I co-founded Rincon Partners. I'm an Army infantry veteran.
Before real estate I was an auditor at Deloitte. That job teaches you one thing above all else: don't trust a number until you can tie it to something. I bring the same habit to every OM, T12 and rent roll I look at.
This toolkit is what I use to screen deals and keep my assets on track. I cleaned it up so other operators can use it too.
The model is an Excel file (.xlsx). The prompt pack is a Markdown file (.md) that opens in any text editor and pastes cleanly into any AI chat tool.
It was built for Excel. It uses standard formulas, so it should open in Google Sheets, but check the outputs after you upload it.
Any major chat tool, including ChatGPT, Claude, Gemini and Copilot. Results vary by tool and model. Always check the math.
It helps if you know what a T12, rent roll and DSCR are. If you're newer, the prompts will help you learn the questions to ask, but this isn't a course.
Yes. Nothing is locked. Add tabs, change formulas, make it yours.
One purchase covers you and your own deals. If you want to use it across a team or firm, email me and we'll sort it out.
The toolkit itself is self-serve. If you want a second set of eyes, I offer paid consulting: a 60-minute Deal Review Call ($299), a full Underwriting Review ($995) and monthly Operator Advisory ($1,500/month). Prices include tax. See Work with me.
See the refund policy below.
14-day, no-questions refund. If the files don't work or aren't what you expected, email [email protected] within 14 days of purchase and I'll refund you in full. No questions asked.