Room-by-room library
46 trades and priced task templates, so the first draft is already 90% of the scope.
For real estate investors
The real estate investor's operating system
You got into real estate to do deals — not to write scopes at midnight, babysit contractors, chase lenders, and dread tax season. Foundry runs the parts you hate.
Invite-only. We admit operators in waves.
Scope-writer
Nights spent pricing drywall by hand.
Babysitter
Chasing a crew for what they already agreed to.
Bookkeeper
Reconciling a shoebox in April.
Lender-chaser
Rebuilding the same package for the fourth time.
Guesser
Draws, budgets, and material prices from memory.
None of that is why you got into this. Here's what Foundry takes off your plate.
01
You spent days building scopes of work — or you just winged it.
Either you sat with a legal pad after the walkthrough pricing out demo, drywall, and finish carpentry line by line, or you handed your GC a paragraph and hoped the bid came back honest.
Foundry builds the scope from a library of trades, rooms, and priced line items. Pick the rooms, pick the work, adjust the quantities. What used to be a weekend is a walkthrough and a coffee.
How scopes and budgets workBid-ready output
Contractors get an itemized document they can price, not a paragraph they can argue with.
It becomes the budget
The scope you approve is the budget line set — no retyping into a spreadsheet.
02
You're not a babysitter.
The crew finds "one more thing" in week two, then week three, then the number at the end doesn't look anything like the number you underwrote.
Lock the scope. After that, every addition is a change order with an item, a price, and a signature — scope creep can't quietly become price creep.
How change orders workLocked at award
The awarded contract amount is fixed; nobody edits their way into a raise.
Signed by item
Adds and deletes are itemized, sent, and signed from a link — no login, no app to install.
Waivers before the check
Lien waivers are raised against the job and tied to the payment that releases them.
03
Tax season is the worst part of the year.
A shoebox of receipts, a bank feed nobody categorized, and a CPA asking which of the eleven Home Depot charges belonged to which property.
Every dollar is categorized as you spend it, against the deal and the account it belongs to. In April you hand over a report, not a box.
How deal accounting worksReal double-entry books
A chart of accounts, per-deal P&L, and a general ledger you can actually defend.
Capitalized vs. expensed
Rehab spend lands in basis or in expense the way your CPA would post it.
Fix it without a mess
Wrong entry? Reverse it. The audit trail stays intact and the reports self-correct.
04
A lender's interested — until they're not, and you start over.
You rebuilt the same deal summary four times for four lenders, each in a different format, and the fourth one passed after a week of silence.
Build the package once. Send the same deal to every lender at the same time on a branded proposal page, and watch who opens, who asks, and who commits.
How lender funding worksOne package, many lenders
Versioned proposals with your numbers, your photos, and your terms — sent in one action.
Terms on the record
Commitments are signed from a link, with lien position and payoff order written down.
Draws with proof
Request funding against completed work, not against a promise.
05
You never knew where the budget stood against how done the project was — so you overspent every time.
The only honest answer to "how much is left?" arrived at the end, when the answer was "less than you thought."
Spent, committed, and remaining sit next to percent complete on every line. You see the overrun while you can still do something about it.
How project execution worksCommitted is not spent
Awarded contracts and open POs count against the budget before the money leaves.
Line-level truth
Every payment, change order, and material receipt lands on the line it belongs to.
Schedule tied to money
Slipped dates carry a reason, and the budget shows what that slip costs.
06
You made up your draw numbers.
"Rough-in's basically done" is not a funding request, but it's what most of us sent — and then argued about it with an inspector.
Draw against completed line items and signed milestones, with the numbers already computed. The request that leaves your account is the one the lender can verify.
How draws workBacked by completion
Milestones sign off against a checklist before they can be billed.
Photo evidence attached
Jobsite photos and inspections travel with the request.
Routed correctly
Funds go to the escrow, the contractor, or the operating account per the loan terms.
07
You hunted best prices from zero on every project.
Three stores, four tabs, and a text to a buddy — every single time you needed LVP or a 40-gallon water heater.
Every material carries a starting price and a vendor name, so the budget is real on day one and you're never shopping blind.
How materials workPriced material catalog
Materials attach to scope lines with a price you can override deal by deal.
Receipts read themselves
Photograph the receipt; the vendor, items, and totals get extracted and posted.
Landed cost, not guesswork
Materials, labor, and change orders roll into one true cost per property.
One system, from the lead in your inbox to the check at closing
The seller's email becomes a lead. The lead becomes an offer the seller signs. The offer becomes underwriting for every exit, a scope your GC bids, a budget the lender funds in draws, a listing your buyers see, and a set of books your CPA can read. Same numbers, start to finish, nothing retyped.
Questions investors ask before they request access
What is Foundry?
Foundry is an operating system for real estate investment businesses. One deal record carries the lead, the offers, the underwriting for every exit strategy, the rehab scope and contractor bids, the change orders and lien waivers, the lender funding and draws, the disposition listing, and the accounting — instead of a dozen tools that never agree with each other.
Who is Foundry for?
Active investors who run deals as a business: wholesalers, fix-and-flippers, BRRRR investors, landlords, creative-finance buyers, note sellers, and small developers — plus the teams, contractors, and private lenders who work with them.
How is it different from a deal calculator?
A calculator stops at the offer. Foundry keeps going: it sends the offer, records the seller's acceptance, bids the rehab out to contractors, tracks change orders and waivers, requests lender draws, lists the property to buyers, and posts every dollar to a real chart of accounts.
Does Foundry handle creative finance?
Yes. Cash, subject-to, seller financing (amortized, interest-only, or equal payments), lease option, equity share, and conventional purchases are all first-class structures, and you can present several of them to a seller in one letter.
Do contractors, sellers, and lenders need accounts?
No. Sellers respond to offers, contractors submit bids and sign waivers, and lenders review funding and commitments — all through private links in a browser, with no login and no extra seats to buy.
Is Foundry open to sign up?
Foundry is invite-only while we onboard operators in waves. Join the waitlist and we'll send your invite in the next batch.
More in the full FAQ.
Get your invite
Tell us how you run deals — strategy, volume, who's on your crew. We match operators to the next wave and send a setup link.