Questions investors actually ask.

A transaction coordinator runs the file from executed contract to funding. That means tracking every deadline, inspection period, and contingency; coordinating with title and escrow; preparing addenda from your written terms; chasing signatures; and keeping every party updated in writing.

The job exists because deals rarely die on the terms. They die because a deadline slipped, an addendum never got drafted, or a title question sat unanswered for four days while the seller lost confidence.

Most coordinators charge somewhere between $350 and $700 per file for a standard cash or financed transaction, and many charge more when the deal is creative, quote it case by case, or decline it.

Exit First charges $2,500 flat for full coordination and prices every structure the same, because that fee includes the underwriting most coordinators don't do at all. Cash, seller finance, subject-to, hybrid, wrap, and novation are all the same price.

You need one on any deal where the paperwork or the timeline is more than you can watch while you're finding your next one. Assignments and double closes both have moving parts, and a wholesale file usually has a seller who is not a professional and needs regular contact to stay confident.

If you're doing one deal a quarter you can probably run it yourself. If you're trying to run several at once, the coordination is what breaks first.

No. Coordination is administrative — managing the file, the deadlines, and the documents. Representation is a licensed relationship created by a signed agreement, where an agent owes you fiduciary duties and can advise on price and terms.

Many coordinators are unlicensed. Every Exit First file has a licensed Arizona agent and a certified coordinator on it, which matters when a deal needs someone who can read a contract, speak to a title officer with authority, or walk the property.

ARV is after repair value — what the property is worth once the planned work is done. You calculate it from closed comparable sales, not active listings, chosen for similar size, lot, age, and condition, ideally in the same subdivision and closed within six months. Then you adjust for the real differences between each comp and your property.

A defensible ARV survives three tests: an appraiser would pull the same comps, the adjustments are written down, and the number holds if you remove the single best comp. If pulling one sale moves your value more than a few percent, that number was carried by one transaction and isn't a market.

The 70% rule says your maximum offer should be about 70% of ARV minus repair costs. On a $400,000 ARV with $60,000 of work, that's $220,000.

It's a screening shortcut, not an underwrite. It bakes in an assumed profit and holding cost that may be wrong for your market, your money, or your timeline. Use it to decide what's worth looking at, then run the actual numbers before you offer.

Wholesaling means you get a property under contract and sell that contract, or the property, to another investor without renovating it. Your profit is the spread, and your capital and time exposure are low.

Flipping means you buy it, renovate it, and resell it to a retail buyer. The upside is larger and so is the risk — you carry the purchase, the rehab budget, the holding costs, and the market for however long the project takes.

Compare what each exit actually returns before you commit. The same property can be a strong wholesale and a bad flip, or work as a rental and lose money as a resale. You need a defensible ARV, a scoped rehab range rather than a guess, an honest read on flip, BRRRR, wholesale, and creative exits, and a walk-away number you'll actually respect.

That comparison is what the ANALYST package delivers, and it's the reason the discovery call is a working session rather than a sales call.