Mar 12 · First walkthrough412 OakAsking $145,000

Distra for real estate investors

The house is hiding something. Distra finds it.

Every house hides the repairs — and the square footage — that make it a bad deal. Distra walks it with you: you ask about the crack, it answers like an inspector and prices the risk, and your max offer updates while you're still in the house. The $4,200 crack and the 126 square feet that aren't there get found before you own it, not after.

You don't overpay at closing. You overpay at the walkthrough.

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Capture works offlineDictation runs on your deviceYour data stays yours

First Walkthrough ▾

There's a crack running up this corner — how bad is this?

Deal impact

Settling crack + drainage — ≈ $4,200 against your number

Proposed

Vertical and hairline — that's settling, not a structural failure. But your downspout dumps right at this corner, so figure a regrade plus a structural look: about $4,200 against the deal. Confirm it and I'll carry that into your max offer.

Live voice session

How much did you miss at the last walkthrough?

The panel, the grading, the square footage that isn't there — what you don't see on the walk, you pay for at closing.

See how →

Taking the GC's word for progress?

It remembers the last visit, so "done" gets checked against dated photos — not recollection.

See how →

Reports that fall apart under questions?

Months later, you can pull up exactly what your lender received — and answer from the record, not from memory.

See how →

The house talks on the walkthrough. Distra prices what it says.

What’s this crack going to cost me?REPAIR PRICED — $4,200Panel’s the recalled brand — price the swapREHAB TALLY — $9,700 AND COUNTINGFresh paint on one wall — why?Price it like the roof goes in year oneDoes the addition sit on a permit?MEASURED — 1,724 · LISTING SAYS 1,850Grading dumps right at the foundationWater heater’s on its last yearsMAX OFFER UPDATED — $129,800FILED — 412 OAK · MAR 12

On the walkthrough · One tap to go live

[ Not a chatbot. A call ]

Like a video call with an inspector — on every walkthrough.

Go live at 412 Oak and Distra is on the call: point the camera at what worries you, and it answers like an inspector — then prices what it saw against your number.

Voice both ways. Ask about the roof from the yard — no ladder, no typing.

Your camera, shared live. It reads what you’re looking at: condition, remaining life, what it costs when it goes.

Straight into the math. The answer lands in your rehab tally and moves your max offer — not a notes app.

[ Side by side ]

Same deal. A different paper trail.

Most investors run deals out of text threads and camera rolls — fine until money is disputed. This is the difference a file makes.

How deals get run

With Distra

Notes in texts, photos in the camera roll

One file per property — the April photo right where the June draw needs it

The GC's word on what got done

Dated, marked-up photos of the same corner, visit over visit

A scope spreadsheet nobody updates

A scope where every line traces back to a photo

Rebuild the report for every audience

One report: a link for partners, a PDF for the file — always in agreement

PHOTO · Mar 12 · BasementPanel · 100AFederal Pacific

Stab-Lok · known hazard

Budget line

Replace Federal Pacific panel — plan $2,500–4,500

Recognized from the label · filed to the rehab budget · awaiting your confirm

Proposed

Mar 12 · BasementRehab tally$9,700 and counting

[ Distra sees what you see ]

Distra reads the panel and prices the surprise.

Distra recognized the recalled brand from the label and put a replacement line in your rehab budget — while you were still in the basement, not after your contractor found it in week three.

Every photo gets the same second look: the water heater's age, the roof's remaining life, the details that change your number.

See everything the camera can do →

Mar 12 · Every room scannedMeasured1,724 sq ft

[ Measured, not copied from the listing ]

The listing says 1,850. Distra measured 1,724.

Scan each room as you walk. Areas, ceiling heights, above- versus below-grade — measured to the standards appraisers use, then proposed for your confirmation.

The marketing number gets checked. Basements sellers count and appraisers don't. "Bedrooms" with no egress that change the comp set. The gap lands in your number before your offer does.

When the appraisal lands, nothing moves. Their appraiser measured 1,708. You built your ceiling on 1,724 — the gap that reprices other deals was already in yours.

See the full condition-adjusted estimate →

Measured · 412 Oak Stscanned Mar 12

Main floorscanned room by room934 sq ft

Upper floorsloped-ceiling areas excluded per the rules790 sq ft

Above-grade GLAinterior-measured · you confirm it1,724 sq ft

Finished basementreported separately — appraisers don't count it610 sq ft

Claimed (listing)imported for comparison, never adopted1,850 sq ft

The gapin your number before your offer is−126 sq ft

Interior-measured — typically 3–6% under the appraiser's exterior tape. The bias runs in your favor.

Mar 13 · 9:41 PM · Kitchen tableRehab ranged$36–41k

[ An inspector in your pocket, on call ]

Distra works the numbers with you.

The repairs were priced while you walked. So you don't open a spreadsheet — you ask. It shows the math line by line, and every line traces to something you saw.

Push back like you would with a partner. Change the margin, swap the ARV, drop the bath — it reworks the sheet and tells you what moved.

At 9 PM, it still picks up. No waiting on a contractor callback to know if the deal survives. Ask tonight; offer tomorrow.

Max offer · 412 Oak Stasked 9:41 PM

After-repair valueyour comps · checked against the measured 1,724 sq ft$210,000

Rehab, 38 linesranged from the walkthrough · every line has a photo− $36,000–41,000

Carry + closing6 months at your lender’s terms− $14,200

Your marginthe number you told it to protect− $25,000

Walk-away ceilingrehab taken at the high end — the most this deal lets you pay$129,800

Say “make the margin thirty” and it reworks the rest.

Mar 14 · Sent before the second showingYour offer$125,000

[ Formatted before you ask ]

Distra already made the paperwork.

The walkthrough doesn't end in notes — it ends in documents. A deal sheet for your partner, a scope your GC can bid, a progress update your lender can act on.

For your partner or lender

Investment deal sheet

412 Oak St · Unit A

Walked Mar 12 · sent Mar 14

ARV$210,000Rehab$36–41kCeiling$129,800

Top risks

Federal Pacific panel. Replacement planned, $2,500–4,500.

Settling at NE corner. Hairline, vertical; structural opinion advised.

View the full sample →

For your contractor

Scope of work

Rehab · 38 lines

9 rooms · issued to Rivera Construction

Electrical

Replace FPE panel, 100A service. 📷 2

Hall bath

Replace subfloor at drain; retile. 📷 4

Exterior

Regrade NE corner; extend downspout. 📷 3

View the full sample →

For your lender's draw

Progress report · Draw #2

Visit of Apr 30

Compared against Apr 16

ElectricalComplete4 of 4

KitchenIn progress7 of 9

Hall bathBehind2 of 5

31 items verified with photos. 3 behind schedule, flagged.

View the full sample →

Each goes out as a web link your reader can click through, with a matching PDF for the file. Both always say the same thing.

Apr 30 → May 28 · You own it nowDraw #2$12,400 on the line

[ The number needs defending after you buy ]

Owning it doesn't end the math.

Draws, change orders, punch lists — money keeps moving after closing. Because Distra was there for every visit, every claim stays priced and provable.

Apr 30 · Progress visit

Rivera says the upstairs bath is done.

On the 16th the subfloor was still open around the drain. Show me the same corner and I'll compare it against that visit.

compared against Apr 16 · not against memory

Distra remembers what the site looked like.

You can't be on site every week. It was — last visit is on file, so "done" gets checked against dated photos of the same corner, not against anyone's recollection.

May 6 · Change order

Rivera wants $2,400 more for the bath subfloor.

That rot is in the scope he bid — line 14, with the Apr 16 photos showing it open. The extra charge doesn't hold.

line 14 · bid Apr 2 · photos attached

Distra defends the scope.

Change orders die when the line, the bid, and the photos all agree. You're not arguing from memory — you're pointing at the package he priced.

May 28 · Closeout

Are we actually done? Punch list clear?

Two items left: the handrail anchor upstairs and the garage GFCI. The other thirty-one are verified with photos. Clear those and the closeout package is ready to send.

31 verified · 2 open

Distra closes the loop.

Done means verified, not claimed. The closeout package carries the before-and-after, and what your lender opens is exactly what you sent — no version confusion, ever.

[ One deal, one file ]

Months later, it's all still there.

Every visit files itself. Walkthrough, scope, GC package, each progress trip — in order, with the photos and your words attached.

Nothing depends on your memory. When the June draw needs the April subfloor photo, it's two taps away — not in a camera roll with 4,000 neighbors.

Twelve doors stay twelve files. Archive a deal when it exits, bring it back when you refinance.

412 Oak St · Unit AMar – May

Mar 12First walkthrough43 photos · decision brief sent

Mar 15Rehab scope + budget9 rooms · every line tied to a photo

Apr 2Contractor packagesent to Rivera Construction

Apr 16Progress visitkitchen on track · bath behind

Apr 30Progress visitcompared against Apr 16, not memory

May 28Closeoutpunch list cleared · report sent

One file. Every visit, photo, and dollar under the address.

[ Built to survive an argument ]

And it holds up when money is on it.

A write-up is only worth something if it survives a dispute. These rules are how Distra works, not settings you can forget to switch on.

A clear record when questions arise.

A lender asking what was in draw two, a partner asking what you knew in March — pull up the exact report they received and answer from the record, not memory.

Your sign-off, on the record.

It reads the inspection report you hand it, but nothing lands in your scope because the AI read it somewhere. Adding it takes your say-so, attributed to you.

Three acts, kept apart.

Approving work, doing it, and confirming it's done stay separate and can't be rewritten later. That's what holds up in a draw request.

[ The file answers ]

When money is on it, the file answers.

Approving work, doing it, and confirming it’s done stay separate, attributed, and beyond rewriting. A lender’s question becomes a lookup, not a scramble.

Get early accessBring one property. That’s the whole ask.

They were asking $145,000.

You knew your number: $129,800.

Get early access