Method
Attack the deal with stated rules, not a hidden score.
A red-team conclusion is only useful if you can see how it was produced. DealSkeptic keeps the financial math deterministic, the evidence labels under your control, and the downside convention explicit.
Underwriting math
Monthly P&I uses standard fully amortizing payments. Vacancy is taken off gross rent; management is charged on collected rent; maintenance and CapEx are charged on gross rent. NOI excludes debt service and the CapEx reserve; maintenance is an operating expense. Pre-tax cash flow is NOI minus the CapEx reserve minus debt service. Cash-on-cash is annual pre-tax cash flow over down payment plus rehab plus closing costs. DSCR is NOI over annual debt service and is reported N/A when there is no debt.
Evidence stays under your control
You grade each tracked assumption as Documented, Supported, Estimated, Assumed, or Missing. Screenshot and PDF intake can transcribe visible figures and carry source context into review, but extraction never promotes an evidence grade for you. A source note is not the same thing as independent verification.
One-variable sensitivity
Each tracked assumption is moved in the direction that hurts, one at a time, holding everything else fixed. DealSkeptic solves for the point where monthly cash flow reaches $0 and, where solvable, the point where cash-on-cash falls to your stated minimum.
Decision-priority risk ranking
The Red Team prioritizes the collision between proof weakness and financial exposure. A missing line is not automatically the most important risk. A supported assumption with a very thin decision cushion can be the first thing worth verifying. The internal ranking is used to order work, not presented as a 0-100 investment score.
Combined downside challenge
Rental Red Team V1 challenges the three highest-ranked assumptions together. Each non-zero value moves 10% in the harmful direction; a zero-valued line moves by one representative unit. The stressed result is a repeatable challenge convention, not a forecast and not a probability that those changes will occur together.
Omission and structural blind-spot checks
Standard expense categories at zero are surfaced as questions because a zero can be intentional or overlooked. Separately, the Red Team names known diligence areas the normalized rental model does not yet represent deeply enough, including lease durability, property condition, financing structure, tax reset, insurance coverage, and exit assumptions.
Economics, Proof, and Resilience
Economics tests the supplied deal math, target return, and DSCR. Proof reflects the evidence state of the tracked assumptions. Resilience measures how much adverse movement the model can absorb. These judgments remain visible so the investor can see whether a problem comes from the economics, the evidence, or a thin cushion.
Deal Red Team verdict
Weak takes precedence when Economics already Fails on the supplied assumptions. If economics does not already fail, weak proof produces Insufficient Evidence. Strong requires Economics Works, Proof Strong, and Resilience Strong. Economics Works with sufficient proof and resilience that is not Fragile can be Acceptable. Everything else is Borderline. The verdict is an analysis conclusion, not a recommendation to buy or sell.
Next Job
The Red Team does not stop at a verdict. It selects the highest-value non-Documented assumption to verify next. If all tracked assumptions are Documented, it continues into a known structural diligence blind spot instead of pretending the work is complete.
What Rental Red Team V1 does not do
These are current product boundaries, not claims that the diligence is complete.
- · It does not independently verify public records, leases, tax rolls, insurance quotes, or uploaded claims.
- · It does not independently select comparable properties or establish verified market rent.
- · It does not automatically determine post-sale property-tax reassessment.
- · It does not perform title, legal, zoning, environmental, or physical inspection diligence.
- · It does not yet model hold period, appreciation, exit cap, resale value, selling costs, or market liquidity.
- · It does not tell you to buy, pass, sell, refinance, submit an offer, or commit capital.
What document reading does do
Authenticated screenshot and PDF intake is a transcription aid, not an evidence-verification engine.
DealSkeptic can read explicitly stated figures from supported screenshots and PDFs, show the extracted values for your review, and carry source context into evidence review. You still confirm the numbers and choose the evidence status before the deterministic analysis runs.