The short version: theFLIP is software that organizes your fix-and-flip deals and does math on numbers you type in. It is not an appraiser, a broker, an accountant, an adviser, or a bank — every number it shows you is an estimate you are responsible for checking, and theFLIP never holds, sends, or receives money between you and anyone else. Today only a free plan exists and nothing can be purchased; if something goes wrong, our total liability to you is capped at the greater of what you have paid us and $100.
Effective date: [EFFECTIVE DATE]
Please actually read these Terms. They are the current agreement between you and us, they are written in plain English on purpose, and by using theFLIP you are agreeing to them.
These Terms of Service ("Terms") are a contract between you and theFLIPre LLC, a Nebraska limited liability company ("theFLIP," "we," "us," "our"). They cover your use of theflipre.com, the theFLIP web and installable app, the contractor portal, shared partner reports, and anything else we offer that links to these Terms (together, the "Service").
We are in the process of forming a limited liability company. When that entity exists, these Terms transfer to it under the assignment provision in Section 27, and theFLIPre LLC becomes the party you are contracting with. The effective date at the top will be updated when that happens.
You accept these Terms by creating an account or by using the Service. If you do not agree, do not use the Service.
If you are agreeing on behalf of a company, LLC, or other entity, you are telling us that you have the authority to bind that entity, and "you" means that entity.
The version of these Terms posted on theflipre.com is the operative one. Each version carries its own effective date.
You must be at least 18 years old and using the Service for business purposes. theFLIP is a business tool. It is not intended for personal, family, or household use, and it is not intended for minors.
The Service is built for the United States. By using it you represent that you are located in the United States and are using it for a US business. It is not designed to meet the requirements of the European Economic Area, the United Kingdom, or Switzerland, and we do not offer it there. We may block or close accounts we believe are outside the US.
You also represent that you are not located in, or ordinarily resident in, a country or region subject to comprehensive US sanctions, and that you are not on a US government restricted-party list.
You are responsible for your login credentials and for everything that happens under your account. Accounts are for one person — do not share a login. Use a password you do not use anywhere else, and tell us at info@theflipre.com right away if you believe your account has been accessed by someone else.
Keep your account email current. It is how we reach you about your account, including notices under these Terms.
Whatever your role, these Terms apply to you. Owners, JV Partners, Contractors, and Bookkeepers all use the same Service under the same Terms. If you were invited rather than signing up on your own, using the Service means you are agreeing to them.
theFLIP helps you track fix-and-flip and rental deals: pipeline stages, rehab budgets by trade, financing and loan details, schedules, contractor draws, partner splits, photos and documents, entity records (including entity EINs), and reports you can hand to a lender, a partner, or your accountant. It also includes optional AI features that analyze comparable sales and read receipts you upload.
Everything the Service produces is built from figures you enter and from third-party data you choose to use. We do arithmetic on your numbers. We do not source, require, verify, or vouch for any rate, fee, price, or other financial input.
This section is the most important one in these Terms. Read it before you rely on anything the Service shows you.
Outputs — including any suggested after-repair value (ARV), comparable-sales analysis, 70% or 75% maximum-offer figure, profit or ROI projection, BRRRR or DSCR figure, schedule forecast, or similar calculation — are informational estimates generated by software. They are not appraisals. They are not prepared by a licensed or certified appraiser, they are not USPAP-compliant, and they must not be used in place of an appraisal for lending, insurance, tax, or litigation purposes.
theFLIP does not act as a real estate broker, salesperson, or appraiser and provides no brokerage or appraisal services through the Service. Any licence held by our owner is not exercised through the Service and creates no agency relationship with you. Nothing the Service produces is a broker price opinion, a competitive market analysis, or any other opinion of value offered as a licensed service.
We do not provide investment, financial, tax, legal, accounting, insurance, or lending advice. Using the Service does not create an advisory or fiduciary relationship between us. Talk to your own licensed professionals before you buy, finance, rehab, price, or sell anything.
You are solely responsible for independently verifying every number before you act on it — through appraisal, inspection, title work, your lender, your accountant, and your attorney as appropriate. Every acquisition, financing, budgeting, pricing, and sale decision is yours alone.
Property records, listing information, and comparable-sales data come from third-party providers. That data may be incomplete, out of date, mismatched to the property, or simply wrong, and it may not reflect every transaction in a market. We do not verify it.
Forward-looking figures describe possible outcomes based on assumptions you supplied. Actual results will differ. Past performance on prior deals does not predict future results.
Lender draw packages, CPA tax packages, JV partner reports, and Public Report Links are compiled from data entered by the account holder, at the account holder's direction, for the account holder's use. They are not appraisals, audits, certifications, or tax determinations, and nobody should treat them as one. We make no representation, certification, or warranty to any lender, accountant, partner, investor, buyer, or other recipient of those documents, and we owe no duty to any such recipient. No recipient of a document generated by the Service is a third-party beneficiary of these Terms.
This is a hard rule, not a current limitation. theFLIP is not a bank, lender, mortgage broker, money transmitter, escrow agent, payment processor, or investment adviser. We do not hold funds, do not transmit funds between users, and do not disburse funds.
Draws, payments, payoffs, contributions, and distributions recorded in the Service are records of money that moved somewhere else — by wire, check, ACH, or however you actually did it. Marking a draw "paid" inside theFLIP records your statement that you paid it. It does not move a dollar. If a payment does not happen in the real world, nothing in theFLIP makes it happen.
The only money that flows to us is your own subscription fee for the software, if and when paid plans exist.
theFLIP lets several people see one Owner's deal. Here is exactly what that means, because it is easy to underestimate.
The Owner controls the sharing. When you invite a JV Partner, a Contractor, or a Bookkeeper, you are instructing us to show that person the deal information their role allows. We act on your instruction. We do not independently decide who should see your deals.
A Public Report Link is live, not a frozen snapshot. The report behind a link is rebuilt when you save the deal, so a link you shared months ago can show current numbers. A link stays open until it is removed. Remove any link you no longer want open; if you cannot find a way to remove one in the app, email us and we will use reasonable efforts to take it down. Links generated from an account stop working once that account's data is deleted.
You are responsible for who you invite, what you share, and for reviewing your sharing when a relationship ends. We are not a party to any agreement, dispute, or relationship between you and your partners, contractors, lenders, bookkeepers, or anyone else. If you and a partner disagree about a deal, that is between you.
If you are the one who was invited — a partner, contractor, or bookkeeper — the Owner decides what you can see and can change or remove your access at any time. If the Owner's account ends, your access to their deals ends with it, including mid-project. Keep your own records of your bids, draws, invoices, and photos. Do not treat theFLIP as your only copy of work you may need later.
Subject to the license below and to the paragraph on shared deals, you own your data. Deal Data, Contact Data, and files you upload remain yours. We do not claim ownership of them.
To run the Service, you give us a limited license to host, store, copy, back up, process, transmit, and display your data — including sending it to the service providers we use to operate the Service (hosting, database and authentication, file storage, transactional email, AI processing, and property data lookups). That license exists only so we can provide the Service to you and the people you share with, and it ends when your data is deleted.
Content submitted into someone else's deal. Because several people work on one deal, ownership needs one more rule. Content a Contractor, JV Partner, or Bookkeeper submits into an Owner's deal — photos, bids, draw requests, change orders, receipts, notes — becomes part of that deal's records. By submitting it, the submitting user grants the Owner a perpetual, worldwide right to retain and use it for that deal, including in reports, packages, and before/after galleries. Removing a person's access does not delete the records they submitted. If you are a Contractor and you do not want a photo used that way, do not upload it.
We do not sell your data and we do not use it for advertising. We do not train machine learning models on your data. What our AI provider does with content sent to it for processing is governed by that provider's own terms — see Section 12 and our Privacy Policy. We do not use your Contact Data to market theFLIP to your contacts; invitation emails you trigger are sent at your direction, to the person you chose, about your deal.
Getting your data out. While your account is active you can edit deals, archive them, and delete archived deals; edit or delete contacts and entities; export a deal summary as a text file; and export a year ledger as a CSV. Those self-serve exports are what we provide. We do not produce custom data extracts, bespoke formats, or bulk exports on request — export what you need using the tools in the app, while your account is active.
When you add a contractor, lender, agent, or partner to your Power Team, you are entering another person's information into our system. You are the one who decides to do that, so you are responsible for it.
By entering Contact Data you confirm that:
Do not upload sensitive personal information. theFLIP is not built to hold it and we do not want it. Do not enter or upload Social Security numbers, individual taxpayer ID numbers, bank account or routing numbers, credit or debit card numbers, driver's license or passport numbers, health information, or background-check results. Specifically: our CPA package may remind you to collect a W-9 from a contractor — that is a reminder to you, not an instruction to store it here. Do not upload W-9s or individual taxpayer ID numbers to theFLIP.
Two clarifications, because the real world is messy. Entity EINs are business tax IDs, they are collected as part of entity setup, and they are permitted. And if a receipt or invoice you upload happens to contain financial account details — a check image, an account number in a footer — redact it where you reasonably can. We do not need those details and we do not use them.
We handle Contact Data on your behalf and on your instructions, to provide the Service. When one of your contacts creates their own theFLIP account, we also handle their own account information directly with them.
Do not:
If you break these rules, we may suspend or close your account. If the abuse is severe or ongoing, we may do it without advance notice.
The Service includes AI features — comparable-sales analysis with a suggested ARV, and receipt scanning. Two things you need to know:
The content you run through them is sent to our AI provider for processing. When you run a comp analysis or scan a receipt, the relevant deal details and the image or document you supplied are transmitted to a third-party AI provider through our server. Do not run other people's sensitive documents through the receipt scanner.
AI output is probabilistic and it can be wrong. It can misread a receipt, pick a bad comparable, or produce a value that is nowhere near reality. It is a starting point for your judgment, not a conclusion. A human — you — reviews every output before it means anything.
The disclaimers in Section 6 apply to AI Outputs in full. The comp tool currently displays a suggested ARV as part of its analysis: treat that figure as a software-generated estimate for you to verify and adopt or reject, not as a valuation we are asserting to you or to anyone else. Do not put it in front of a lender, partner, or buyer as anything more than that.
The Service depends on third parties to run. Today those include Supabase (database, authentication, file storage), Netlify (hosting and serverless functions), EmailJS (transactional email), Anthropic (AI processing), RentCast and realtor16 via RapidAPI (property and comparable-sales data), Google Maps (address autocomplete), Google Fonts, and the jsDelivr and Cloudflare CDNs (script libraries). Our Privacy Policy explains what each one receives.
Those services are provided by their owners, under their own terms, and they can change, degrade, raise prices, restrict access, or shut down without our involvement. We provide third-party data "as is" and are not responsible for its accuracy, availability, or continued existence. If a provider disappears, the feature that depends on it may change or go away. This list will change over time as providers do.
theFLIP can be installed on a phone or computer and works offline. That means deal data is cached on that device so it is there when the signal is not.
You are responsible for the security of any device you install it on: keep it locked, do not install it on a shared or public machine, and sign out when you hand a device to someone else. Data cached on a device stays on that device until the browser or operating system clears it — closing your theFLIP account does not reach into a phone in someone's pocket and wipe it.
Support is email only, at info@theflipre.com. theFLIP is run by one person, so support is provided on a reasonable-efforts basis during US business days. No response time is guaranteed on any plan, free or paid, and there is no uptime or service level commitment on any plan. Where these Terms say we will help you with something — exports, deletion requests, taking down a link — that help is provided on this basis.
Today, theFLIP offers a free plan only, and nothing on the site can be purchased. Billing is not built. Prices shown on the marketing site are previews marked "Coming soon" — they are not offers, and clicking them does not buy anything.
The free plan is intended for up to 3 active deals. That limit is not currently enforced by the software. Before we begin enforcing it on existing accounts, we will give notice by email or a prominent in-app notice. We may also change the free plan's limits, or discontinue it, on the same kind of notice.
If we give you trial or early access to features that will later be paid, that access is free, discretionary, and can be changed or withdrawn at any time. It does not entitle you to any particular price later.
When paid plans are offered, the following will apply, and the specifics will be disclosed at checkout before you pay anything — and those checkout terms govern:
If you are already using theFLIP before paid plans launch: we will tell you in advance what happens to your account, and you will keep access to the deal data you have already created and the ability to export it. Any founding-user or beta pricing we decide to offer will be described in writing at that time, with its own terms. Nothing in this paragraph is a promise of a particular price or a permanently free account.
No promise of future features. We may add, change, or remove features at any time. Nothing in these Terms requires us to provide upgrades, new features, or enhancements at no additional charge, and no such enhancements are included in any fee you pay.
We may change the Service — including adding, modifying, or removing features. If we make a change that materially reduces core functionality you rely on, we will give notice by email or a prominent in-app notice where we reasonably can.
We may also update these Terms. When we do, we will change the effective date at the top and post the revised version. For material changes we will give notice by email or a prominent in-app notice at least 30 days before the change takes effect, unless a change must take effect sooner for legal or security reasons. Continuing to use the Service after the effective date means you accept the updated Terms. If you do not accept them, stop using the Service and close your account.
These Terms apply for as long as you use the Service.
You can leave at any time. Export what you want to keep, then stop using the Service and email info@theflipre.com to close your account. There is no self-serve delete button in the app today, so closing an account goes through that email and is handled on the reasonable-efforts basis in Section 15.
Subject to notice where the situation allows it, we can suspend or terminate your account if you materially breach these Terms, if your use creates legal risk or harms the Service or other users, or if required by law. Where we reasonably can, we will tell you what the problem is and give you a chance to fix it. Non-payment is not a termination trigger — an unpaid subscription moves the account to the free plan, as described in Section 16.
We may also discontinue the Service entirely. If we do, we will give as much notice as is reasonably practicable — and at least 30 days once paid plans exist — with a window to export your data, and, if paid plans are then in effect, we will refund any prepaid fees covering the period after shutdown.
Within the limits described in Section 15, here is the process. When your account is cancelled or terminated, your access to the app stops. Export anything you want to keep BEFORE you cancel, using the export tools in the app. Once access ends you can no longer reach those tools, and we do not produce exports on request.
After that, we delete your account data from our active systems within a reasonable period after we verify the request, generally within 60 days of the request or of the end of the export window. Copies can persist in routine backups for a period afterward and are deleted as those backups age out. We may keep records we are required to keep by law, and anonymized or aggregated information that does not identify you or your deals.
Deleting your account does not automatically remove data cached on devices where you installed the app, or copies other people made of reports you shared with them. It also ends access for anyone you had invited to your deals.
If you send us ideas, feature requests, bug reports, or suggestions, we can use them freely — to build, ship, and sell the product — with no obligation, payment, or credit to you, and you are not giving up anything you separately own. Do not send us anything you consider confidential or want to be paid for.
If you believe material on theFLIP infringes your copyright, email info@theflipre.com with: identification of the work, where the material is located, your contact details, a statement that you have a good-faith belief the use is not authorized, a statement under penalty of perjury that your information is accurate and that you are authorized to act, and your signature. We remove material we determine to be infringing and may close the accounts of repeat infringers.
If either of us shares non-public business information with the other in connection with the Service, the receiving side will use it only for the Service and protect it with at least reasonable care. This does not apply to information that is public, already known, independently developed, or that must be disclosed by law. Your Deal Data is your confidential information, and we treat it that way.
The Service is provided "as is" and "as available," without warranties of any kind. To the fullest extent the law allows, we disclaim all warranties, express or implied, including merchantability, fitness for a particular purpose, title, non-infringement, and any warranty arising from course of dealing or usage of trade.
The Service is under active development. It ships changes frequently, features may be added, changed, or removed, and some parts are newer than others. Expect rough edges and keep your own copies of anything you cannot afford to lose.
We do not warrant that the Service will be uninterrupted, timely, secure, or error-free; that defects will be corrected; that data will not be lost; or that any Output, calculation, comparable, valuation, projection, or third-party data is accurate, complete, current, or suitable for any purpose. Section 6 applies in full.
No system is perfectly secure. We take reasonable measures to protect your data, but we cannot guarantee that unauthorized access will never happen.
To the fullest extent permitted by law:
We are not liable for indirect damages. Neither we nor our suppliers are liable for indirect, incidental, special, consequential, exemplary, or punitive damages, or for lost profits, lost deals, lost revenue, lost business opportunity, loss of goodwill, cost of substitute services, or loss or corruption of data — even if we were told such damages were possible.
Our total liability is capped. Our total liability for all claims arising out of or relating to these Terms or the Service is limited to the greater of (a) the amount you actually paid us for the Service in the 12 months before the event giving rise to the claim and (b) US$100. If you use the free plan, you have paid us $0, so your cap is $100. Since no paid plans are sold today, that is every user's cap right now. It is not a lot of money, and we would rather say so plainly than bury it.
This cap and these exclusions apply regardless of the legal theory — contract, tort, negligence, strict liability, or otherwise — and even if a limited remedy fails its essential purpose. They do not apply to liability that cannot be limited by law, such as fraud or willful misconduct.
These limits are a fundamental part of the deal between us. The Service is priced (including at $0) on the assumption that they apply.
You will defend, indemnify, and hold harmless theFLIP and its owner, employees, and contractors from any claim, demand, loss, liability, or expense (including reasonable attorneys' fees) arising out of or relating to:
We will tell you promptly about any claim, let you control the defense (as long as any settlement fully releases us and admits nothing on our behalf), and cooperate reasonably at your expense.
These Terms are governed by the laws of the State of Nebraska, without regard to conflict-of-laws rules. The United Nations Convention on Contracts for the International Sale of Goods does not apply.
Any dispute arising out of or relating to these Terms or the Service will be brought exclusively in the state or federal courts located in Nebraska, and both of us consent to personal jurisdiction and venue there. Either of us may still bring an individual claim in small claims court if it qualifies.
Both of us waive the right to a jury trial, to the extent the law allows. Claims must be brought individually — not as a class action, collective action, or representative proceeding.
Any claim relating to the Service must be filed within one year after it arises, or it is permanently barred, unless the law says otherwise.
Email info@theflipre.com. If you think something here doesn't match how the app actually behaves, tell us — we'd rather know.