The fourteen reserved slots are now fourteen live buttons. This page is the review round: what each one actually does, where it lives, and - written out loud - where each one still falls short of the note that asked for it. Notes go in the boxes; fixes follow the notes.
The engine tools: price from a target return, the appraisal with your inputs unlocked, the recapture bill, the 1031 roll, cost seg on a real address. All five run on the SAME projection engine - one set of knobs, no second math.
Name a cap / cash-on-cash / 10-yr IRR; it solves the highest price that hits it, says the gap to the ask, and draws the whole price-to-return curve.
/ng_solve_price.htmlOur evidence column beside your rent/vacancy/loan/hold, disagreements marked, gap per line.
/ng_your_appraisal.htmlThe recapture bill in advance - 1245 at ordinary rates, 1250 at 25%, gain, NIIT, your home state.
/ng_owe_at_sale.htmlSame sale as a 1031, both endings side by side; §121 runs first where a residence qualifies - in BOTH endings.
/ng_roll_forward.htmlCounty-seeded splits, bonus, fee, ten years of deduction with and without - plus a one-click finished example on a live listing.
/ng_costseg_address.htmlHonest limits: the deal pickers only offer ACTIVE income listings - an off-market address must be keyed in by hand. Home state is modeled for FL / NY / NJ / CT only. Land share defaults to 25% unless changed. And fixing the engine surfaced a real bug: bonus-year cost-seg dollars were recapturing at 25% instead of ordinary rates - corrected everywhere.
The most-asked question finally has a page.
The two clocks, the three identification rules, the intermediary, boot, the reverse and improvement routes, the vacation-home safe harbor, and how it ends (nobody has to pay it back on purpose).
/taxes/the-1031.htmlContent page only, on purpose - the Roll-Forward is the calculator and the two link to each other.
Ten homes like yours, each on one line - instead of five tabs.
Type an address: ten recent closings nearby and size-banded, each as one timeline - listed, every price move we tracked, permits and the work, under contract, closed, with days-on-market and the give.
/ng_last_ten.htmlHonest limits: price cuts show what we tracked while the listing was active plus the last move MLS itself records - cuts before our watch window can be missing. Permits match on the street address, so a unit in a big building can pick up the building’s permits. Similar means near + same size band, not beds-matched yet.
The contemporaneous record that survives being asked for.
Say what you did - typed or dictated. It dates it, times it, ties it to the property, rules it IN or OUT against the IRS lists with the reason written down, and warns when the year is behind pace. Refuses to count hours that do not count.
/ng_rep_log.htmlHonest limits: the in/out ruling is deliberate keyword rules, not AI - a vague sentence gets ruled OUT until described better, which is the behaviour an audit wants but can surprise a user. One log per signed-in person, by design. Travel time is ruled out on purpose (contested area).
One reuses the deck we already had; one reuses the callback flow Ava already runs.
The Picked For You deck, entered from Relocate: comfortable range first, areas or skip, swipe and it learns, real monthly number on every card.
/ng_find.htmlLeave your number, say what to have ready; Ava calls from our line under the locked flow - one call, one retry at 30 minutes, one give-up text, never a loop.
/manage/ava-calls-you.htmlTwo deltas said out loud. The deck asks for a comfortable RANGE - it does not compute affordability from income, and the ‘centrally-located-between-your-points’ idea from the relocate note is NOT in it. And Ava’s site callbacks are currently PAUSED by the master flag - requests queue and dial only when the flag comes off.
The move itself: landing, furniture bridge, boxes - the market mapped and verified instead of a search-results guess.
Six verified operators with real South Florida 30-90 day inventory, minimum stays stated, dead companies removed.
/relocate/furnished-rentals.htmlThe four still alive that deliver AND set up here - plus the graveyard, so nobody wastes a week on a dead brand.
/relocate/furniture-rental.htmlFlorida, cross-country and international - every company licensed, with the USDOT / FMC numbers printed so anyone can check them in ninety seconds.
/relocate/movers-shippers.htmlHonest limits: these are market maps, not partnerships - no agreement is signed with any vendor yet, and the pages say so. The referral programs each vendor runs are verified and sit in the generator comments ready for the commission conversation.
The recruiting mirror: their own record, read back to them.
Asked vs really-sold by segment, 12-month volume, rank and percentile across 77,865 tri-county agents, the trend, and the slider - sell another $100k, watch where you land.
/ng_agent_cave.htmlThe big delta: it sits behind the ORDINARY sign-in today, not the prove-you-are-an-agent gate from the Agents note (office-domain email + code reply, agents not brokers, blockable domains). That gate - and the tool-request wizard ending in the IP-assignment signature - is still unbuilt and belongs to the Agents door work.
Written down rather than discovered later.
Said here rather than discovered later. Tinder For Houses is the existing deck linked in - it asks a comfortable range instead of computing affordability from income, and the between-your-points location idea is not built. Agent Cave sits behind the ordinary sign-in, not the prove-you-are-an-agent gate. Ava Calls You queues correctly but the master pause flag is ON, so nothing dials until it is lifted.
Correcting the recapture attribution (cost-seg dollars now claw back at ordinary rates, as the law says) also changed the sale tab of the Investor Projection - its after-tax IRRs moved slightly. The old numbers were too kind; the new ones are right.
Every tool was browser-tested and hand-checked this session, and the guards pass - but the site-walk audit session has not swept these ten new pages. Its click-crawl should run before any of this is shown to a client.
Write your notes above, then press the button — it takes you straight to the next section you have not been through yet.