I-remotely LLC · Portfolio Dashboard v2

01Portfolio at a glance

Live KPIs across 629 (BRRRR), Eldorado (Fix & Flip), and Glen Ivy (BRRRR · probate-pending). All figures reflect current assumptions for each deal.

Cash deployed

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Total out of pocket · all 3 deals

Total acquisition cost

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Combined purchase prices

Year-1 net cash impact

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Flip + rentals + refi pulls

Equity at refi (BRRRRs)

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629 + Glen Ivy combined

Monthly cash flow (stabilized)

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After all expenses + debt

Cash trapped post-refi

—

Locked equity to recoup via CF

Cash deployed by property

Where your dollars are working

Year-1 wealth contribution by deal

Flip profit (Eldorado) + rental cash flow + refi pulls + equity locked

5-year cumulative wealth created

Stacked: Eldorado flip proceeds, rental cash flow over time, equity buildup. Excludes reinvestment of Eldorado proceeds (upside).

03629 40th Ave S · Saint Petersburg, FL 33705

4 BR / 2 BA SFR (1949) · Lakewood Terrace · BRRRR with Section 8 tenant on the back end.

BRRRR · Section 8

629 40th Ave S · St. Petersburg, FL 33705

4BR/2BA · 1,258 sqft · Built 1949 · Sherman Bridge / FlipCo · 90% LTC + 100% rehab

Close target

Fri 2026-06-12

🎯

Next move on 629 40th Ave S

This week: Confirm closing date (target Fri 6/12) with Sherman Bridge + FlipCo. Sign final docs and wire down payment.
Day 1 after close: Walk property with contractor; finalize rehab scope at $57K target with $5K buffer outside lender draws.
Week 1–2: Pull permits, begin demo. Order Section 8-compliant materials (GFCI outlets, smoke detectors, handrails).
Critical milestone: At ~Month 5, get an early BPO from a DSCR lender (Visio, Kiavi, RCN) to confirm appraisal will hit $325K+ before committing to refi.
Decision point: If BPO comes in below $300K, evaluate flip exit instead — at $325K+ flip nets $48K vs BRRRR's slower compounding.

Cash deployed

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During project

Cash at refi

—

+ = pull out · − = bring

Monthly cash flow

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After all expenses + debt

DSCR · 75% LTV

—

Floor 1.20 · Comfortable 1.40+

⚙ Edit assumptions · 629 40th Ave S▼

Acquisition

Purchase price ($) Rehab budget ($)Lender funds 100% via draws Rehab savings — pocketed ($)Cash you keep vs. budget Closing costs ($)

Financing

LTC % (purchase) Lender points ($) Hard money rate %Paid at refi, not monthly Hold months Rehab months Holding costs ($)

Refi event

ARV ($) DSCR refi LTV % DSCR rate % Refi closing costs ($)

Operations

Rent / month ($) Vacancy % Property tax / yr ($) Insurance / yr ($) Repairs % of EGI PM % of EGI Misc reserve % EGI

Capital flow · acquisition to refi

Audit: cash deployed breakdown

Memo: HM interest — over hold, paid at refi from proceeds.

Strategic options at this ARV

Annual operating math

Sensitivity heatmap · ARV × refi LTV

046415 Eldorado Dr · Tampa, FL 33615

Fix-and-flip in Hillsborough County · NW Tampa (Town & Country) · sale 65–75% above all-in basis.

Fix & Flip

6415 Eldorado Dr · Tampa, FL 33615

Hillsborough County · Sherman Bridge · Chisholm Law · 90% LTC + 100% rehab

Close target

Tue 2026-06-30

🎯

Next move on 6415 Eldorado Dr

This week: Confirm 6/30 close with Charlotte at Sherman Bridge. Verify the $12K seller credit is on the latest settlement statement.
At close: Bring ~$45K cash (less the $15K EMD already on deposit + $12K credit). Wire only after phone-verifying instructions.
Month 1–2 (rehab): Push contractor for $40–45K actual spend vs. $50K budget — capture the $10K rehab savings cleanly.
Month 3: List with a Tampa NW agent who knows Town & Country. Target days-on-market <14 at the $500K mid price.
Backup plan: If no offer at $475K+ within 30 days of listing, convert to BRRRR rental at ~$2,800/mo (Tampa NW SFR rents). Don't chase the sale below $475K.
Tax setup before close: Engage a real-estate CPA. ~$10K Q4 2026 estimated tax payment likely on this flip's profit.

Cash deployed

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$15K EMD already wired

Profit · mid case

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Sale net − all-in basis

ROI on cash

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Mid-case

Annualized ROI

—

Based on hold months

⚙ Edit assumptions · 6415 Eldorado Dr▼

Acquisition

Purchase price ($) EMD already wired ($) Rehab budget ($) Rehab savings — pocketed ($) Closing costs ($) Seller credits / concessions ($)$12K for close-delay credit

Financing

LTC % (purchase) Lender points ($) Hard money rate %Paid at sale, not monthly Hold months Rehab months Holding costs ($)

Sale scenarios

Sale price — low ($) Sale price — mid ($) Sale price — high ($) Transaction costs %

Capital flow · acquisition to sale

Audit: cash deployed breakdown

Memo: HM interest — over hold, paid at sale.

Sale scenarios — profit and ROI

055421 Glen Ivy Pl · Pinellas Park, FL 33782

2BR/2BA condo in Springwood Villas (55+ community) · HOA includes internet, water, gas, garbage · probate-pending.

⚠ AT RISK · Probate-gated

5421 Glen Ivy Pl · Pinellas Park, FL 33782

Springwood Villas · 2BR/2BA · 1,085 sqft · Escrow #265234-50 · Edge Home Finance

Walk-away in

— days

Close (est)

Fri 2026-07-31

Probate not initiated as of 2026-04-28Per Michael Ussery (First International Title). §6 walk-away with full $7,500 EMD refund accrues 2026-07-05. All deal economics below assume probate clears.

⚠️

Next move on 5421 Glen Ivy Pl

Friday 5/1 (passed): Was scheduled check-in with Michael Ussery on probate status. If no movement, escalate.
This week: Email Riley / Thompson (RPM) for §6 status update. If no answer in 48hrs, send formal §6 notice.
Sat 6/20: Go/no-go review at T−15 days from walk-away. Probate must be initiated and a case # in hand by this date or default to walk.
Sun 7/5: Hard walk-away date. §6 termination right accrues. Recover $7,500 EMD if no probate authority obtained.
If probate clears: Pre-qualify a 55+ condo-friendly DSCR lender (Visio, Kiavi, RCN) before committing to BRRRR — DSCR 1.43 lendable but 55+ condos still get rejected by some.
Alternative exit: Flip at $175K ARV nets ~$41K — faster, cleaner, frees capital for Tampa pipeline. Worth running both numbers as decision time approaches.

Cash deployed

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Including $7.5K EMD already sunk

Refi event profit

—

Cash pulled − cash in

Monthly cash flow

—

After HOA + debt

DSCR · 75% LTV

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Floor 1.20 · Comfortable 1.40+

⚙ Edit assumptions · 5421 Glen Ivy Pl▼

Acquisition

Purchase price ($) EMD on deposit ($) Rehab budget ($) Rehab savings — pocketed ($) Closing costs ($)Assignee pays all per §12

Financing

LTC % (purchase) Lender points ($) Hard money rate % Hold months Rehab months Holding costs ($)

Refi event

ARV ($) DSCR refi LTV % DSCR rate %Condo / 55+ premium Refi closing costs ($)

Operations

Rent / month ($)HOA covers utilities → premium rent Vacancy % HOA / month ($) Property tax / yr ($) Insurance / yr ($) Repairs % of EGI

Capital flow · acquisition to refi

Audit: cash deployed breakdown

Memo: HM interest — over hold, paid at refi.

Strategic options at this ARV

Annual operating math

Sensitivity heatmap · ARV × refi LTV

07Wealth trajectory · scale-up to 10+ deals

Statistical projection of where I-remotely lands over 5 years if the current pace + buy-box scales. Monte Carlo simulation (1,000 runs) with 10/25/50/75/90 percentile bands. Edit assumptions to model your pace, capital constraints, and reinvestment strategy.

★ North star · 5-year expected wealth

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After-tax · base case · excludes recurring rental cash flow

Bear · 10th pct

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Bull · 90th pct

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Deals · year 1 (2026)

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Including 3 current + new pipeline

Deals · 5-yr cumulative

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Scaling at growth rate

Wealth · bear case

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10th percentile · after-tax

Wealth · base case

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Expected · after-tax

Wealth · bull case

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90th percentile · after-tax

Peak cash needed

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Max simultaneous deployment

⚙ Trajectory assumptions · buy box, pace, distribution▼

Deal pace

New deals · remainder of 2026Beyond the 3 already in-progress Growth rate yr/yr (×)1.0 = flat · 1.5 = +50%/yr Annual deals capOperational ceiling

Buy box · profit per deal ($K)

Mean profit / dealCenter of the distribution Std deviationWider = more deal variability Min profit (floor) Max profit (cap)

Capital + strategy mix

Avg cash deployed / deal ($K) Avg hold monthsUntil refi or sale Flip mix (%)% flips · rest are BRRRRs Flip tax rate (%)Ordinary income on flips

Available capital

Starting cash ($K)Liquid + recently received HELOC capacity / stabilized BRRRR ($K)Borrow against rental equity Reinvest profits (1=Yes, 0=No)1: compound · 0: take cash off the table Monte Carlo runs1000 = solid, 5000 = smooth

🌴 Named pipeline · Tampa wholesaler (2 properties teed up)

These are the first 2 of the 10 deals planned for 2026 — sourced via the Tampa wholesaler Dushan disclosed to Ivan Oberon on 2026-04-29. Edit the cards as deals firm up. Pipeline deals count toward the year-1 deal count.

Pipeline · Tampa #1

Wholesaler-sourced · Tampa Bay metro

Address / name Strategy Purchase ($K) ARV / sale ($K) Rehab ($K) Target close

Est. profit

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Est. cash deployed

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Pipeline · Tampa #2

Wholesaler-sourced · Tampa Bay metro

Address / name Strategy Purchase ($K) ARV / sale ($K) Rehab ($K) Target close

Est. profit

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Est. cash deployed

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Deal flow by year

New deals (bars) + cumulative (line) · scaling at growth rate, capped at annual ceiling

Profit distribution per deal

Triangular distribution · floor → mode → cap within buy box

★ Monte Carlo wealth cone · 5-year

1,000 simulated trajectories · 10th–90th percentile band (light), 25th–75th (dark), median (line)

Distribution of 5-year outcomes

Histogram of final wealth across 1,000 simulations · probability of hitting milestones

📅 Month-by-month cash sequence · 30-month view

Cash deployed (red bars) + cash returned (green bars) + running balance (gold line). Red zones below zero = capital deficit months.

Cash deployment vs. capacity (annual)

Cash deployed (red) vs. cumulative capacity (gold) · expand HELOC inputs to ease constraints

Milestone probabilities

$1M wealth by 2030

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P(5yr wealth ≥ $1M)

$5M wealth by 2030

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P(5yr wealth ≥ $5M)

$10M wealth by 2030

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P(5yr wealth ≥ $10M)

Year-by-year detail

Year	New deals	Cumulative	Gross profit	After-tax wealth (base)	Cumulative wealth	Borrowing capacity

Execution reality checkClosing 10 deals in 7 months (Jun–Dec 2026) is aggressive — ~1.4 deals/month with $35K cash each. Key constraints: (1) capital — need $350K+ peak deployment plus recycling timing; (2) lender capacity — Sherman Bridge / Edge can probably handle 5–6 simultaneous, beyond that need to diversify; (3) deal sourcing — Tampa pipeline gives you 2, need additional wholesaler relationships for 8+; (4) bandwidth — contractor management at this scale typically requires a project manager hire by deal #5–6.

Wealth interpretationThe "after-tax wealth" numbers count flip profit net of ordinary income tax + BRRRR equity created (refi proceeds + initial equity at refi). Annual rental cash flow from completed BRRRRs is NOT included here (it's in §08 5-year forecast). Conservative — actual 5-year wealth could be 20–40% higher when rental CF + appreciation of held assets are added.

09Tax & borrowing strategy

I-remotely is a Florida LLC with S-Corp election. Florida has no state income tax — structural advantage.

BRRRRs — 629 & Glen Ivy

Cost segregation study post-stabilization · reclassifies 20–30% of basis to 5/7/15-year accelerated depreciation
Bonus depreciation: 60% in 2026 → 40% in 2027 → 20% in 2028 (TCJA phase-down)
Cash-out refi proceeds are NOT taxable — the BRRRR tax magic
Section 199A QBI deduction available if Rev. Proc. 2019-38 safe harbor met
REPS if Adriana qualifies — rental losses become non-passive

Flip — Eldorado

< 12 months held = ordinary income, not capital gains (S-Corp passthrough avoids SE tax)
Dealer status risk if >2 flips/year via I-remotely · use separate entity for flips
1031 NOT available for short-hold flips
Estimated tax payments required — ~$10–14K federal liability on mid-case profit

Borrowing power · 24-month outlook

Capability	Today	End 2026	Mid 2028
Hard money LTC	90% ✅	90–92%	92–95% + repeat premium
Rehab funding	100% ✅	100%	100% + faster draws
DSCR refi rate	~7.75%	~7.50%	~7.00%
Lender count	2 (SB, Edge)	5+	10+ portfolio
Concurrent deals	3	4–5	8–12
Commercial / multifamily	No	Limited	Yes

10Risk register

Ranked by potential impact on portfolio plan.

HighGlen Ivy

Probate not initiated

Glen Ivy may not deliver by 2026-07-05. §6 termination preserves $7,500 EMD · Lender + insurance paused · 6/20 go/no-go review scheduled.

Medium629 40th Ave S

Rehab cost overrun on 1949 SFR

$10K rehab savings buffer in budget · 10% scope contingency held · contractor with full bid before close.

MediumEldorado

Sale price below mid case

Convert to BRRRR rental if no offer at $500K+ within 30 days of listing. Tampa NW SFR rental demand is strong — fallback exit works.

MediumGlen Ivy

55+ condo DSCR refi unavailable

Pre-qualify condo-friendly DSCR lenders (Visio, Kiavi, RCN) before committing to BRRRR. Sale fallback at $175K ARV nets ~$41K.

Medium629 + Eldorado

Lender concentration risk

2 of 3 current deals on Sherman Bridge. Diversify before deal #4 — Edge Home Finance ready as backup, plus shop Visio/Kiavi for upcoming pipeline.

Low629 40th Ave S

HUD Section 8 inspection findings

Build to Section 8 spec from the start — GFCI outlets, smoke detector placement, handrails, paint-grade finishes. Coordinate inspection before final draw.

LowAll properties

FL property tax rebasis on transfer

Millage applied to new assessed value increases annual carrying cost. Modeled at est. post-transfer rate. No Homestead exemption available (investment).

LowBRRRRs

DSCR rate sensitivity

100bps move = ~$200/mo on 629 mortgage. 629 has $1,000+/mo buffer, absorbs easily. Glen Ivy is tighter — see LTV sensitivity heatmap in §05.

01Portfolio at a glance

02Master timeline · 24-month view

03629 40th Ave S · Saint Petersburg, FL 33705

629 40th Ave S · St. Petersburg, FL 33705

Next move on 629 40th Ave S

Capital flow · acquisition to refi

Audit: cash deployed breakdown

Strategic options at this ARV

Annual operating math

Sensitivity heatmap · ARV × refi LTV

046415 Eldorado Dr · Tampa, FL 33615

6415 Eldorado Dr · Tampa, FL 33615

Next move on 6415 Eldorado Dr

Capital flow · acquisition to sale

Audit: cash deployed breakdown

Sale scenarios — profit and ROI

055421 Glen Ivy Pl · Pinellas Park, FL 33782

5421 Glen Ivy Pl · Pinellas Park, FL 33782

Next move on 5421 Glen Ivy Pl

Capital flow · acquisition to refi

Audit: cash deployed breakdown

Strategic options at this ARV

Annual operating math

Sensitivity heatmap · ARV × refi LTV

06Side-by-side comparison · all three deals

07Wealth trajectory · scale-up to 10+ deals

🌴 Named pipeline · Tampa wholesaler (2 properties teed up)

Milestone probabilities

Year-by-year detail

085-year forecast · current 3 deals only

Year-by-year detail

09Tax & borrowing strategy

BRRRRs — 629 & Glen Ivy

Flip — Eldorado

Borrowing power · 24-month outlook

10Risk register

Probate not initiated

Rehab cost overrun on 1949 SFR

Sale price below mid case

55+ condo DSCR refi unavailable

Lender concentration risk

HUD Section 8 inspection findings

FL property tax rebasis on transfer

DSCR rate sensitivity