--- title: S.J. Renard — Interactive Deal Toolkit image: https://www.wisconsinoffmarket.com/hubfs/214%20S.%20MAIN%20ST.%20BRILLION%20AD-2.jpg --- \*Intellectual Property of 'Renard Realty Group' : Copyright 2026 S.J. Renard — Interactive Deal Toolkit NxGen Investments Wisconsin Investor Network Investor Launch Kit · Interactive Toolkit # Stop guessing.™ Start underwriting like a professional. The same disciplined framework **S.J. Renard used to scale from $60K/year to a $20M Wisconsin real estate portfolio** — now interactive. Plug in your numbers. Know in 5 minutes whether a Wisconsin deal is a yes, a no, or a "walk away." Built for new investors, W-2 earners crossing over, agents transitioning to principal, and out-of-state buyers who need structure. 3 Live calculators 5 min Yes / no verdict WI Market-calibrated 0 YouTube chaos i. Deal Analyzer ii. Offer Price / MAO iii. DSCR Snapshot iv. Red Flag Checklist v. Investor Glossary i. ## The Deal Analyzer Purchase price, rehab, ARV, exit. Toggle between Flip, BRRRR, or Buy & Hold and watch the deal logic update live. Inputs Flip BRRRR Buy & Hold Purchase Price ? $ Rehab Budget ? $ ARV (After Repair Value) ? $ Closing Costs ? $ Holding Costs ? $ Selling Costs ? % of ARV Refinance LTV ? 65% Conservative 75% Standard 80% Aggressive Monthly Rent ? $ Interest Rate ? % Annual Taxes ? $ Annual Insurance $ Verdict Crunching Adjust inputs to see the call. Deal Breakdown ii. ## Offer Price Calculator The MAO (Maximum Asset Offer) formula in three flavors — Conservative, Base, Aggressive. So you never overpay, no matter how hot the market gets. Inputs ARV (After Repair Value) $ Estimated Rehab $ Fixed Costs ? $ Asset Class Single Family Duplex 3-4 Units Deal Type Flip Margin BRRRR / Hold Base MAO (Recommended Offer Ceiling) $0 Walk away above this number. Conservative Safest $0 Start your offer here. Aggressive Tight $0 Only if you can execute clean. Cap Rate Sanity Check iii. ## DSCR Snapshot Debt Service Coverage Ratio — the single number that tells you (and your lender) whether the rent actually covers the loan. WI DSCR lenders typically want 1.20–1.25 minimum. Inputs Monthly Rent (Gross) $ Vacancy ? % Property Mgmt % Monthly Taxes ? $ Monthly Insurance $ Maintenance / CapEx % of rent Other (HOA, utilities) $ Loan Amount $ Interest Rate % Amortization (Years) 20 30 40 (Interest-friendly) DSCR Ratio — Lender threshold: 1.20–1.25 NOI $0 Annual net operating income Annual Debt Service $0 Principal + Interest only Monthly Cash Flow $0 After all expenses + debt Cap Rate (Implied) 0.0% Based on implied asset value Expense Breakdown (Monthly) iv. ## The Red Flag Checklist Run every WI deal through this 12-point check before you sign anything. If you can't tick all twelve, the deal isn't ready — and your capital isn't safe. 0 / 12 Deal-Ready Score v. ## Investor Glossary The vocabulary that separates operators from spectators. The terms every WI lender, agent, and contractor expects you to already know. ARV After Repair Value What the property will appraise or sell for after all renovations are complete. The foundation of every offer calculation. MAO Maximum Allowable Offer The highest price you can pay and still hit your target return. Cross this line and the deal stops working. MAO = (ARV × 0.70) − Rehab CoC Cash-on-Cash Return Annual cash flow divided by total cash invested. The honest measure of how hard your money is working. CoC = Annual Cash Flow ÷ Cash In DSCR Debt Service Coverage Ratio Net operating income divided by annual debt payments. Below 1.0 means the rent doesn't cover the loan. DSCR = NOI ÷ Annual Debt Service NOI Net Operating Income Gross rents minus operating expenses — but BEFORE debt service. The number every lender and appraiser cares about most. BRRRR Buy, Rehab, Rent, Refinance, Repeat The strategy of forcing equity through renovation, then pulling your capital back out via cash-out refinance to do it again. CAP Capitalization Rate NOI divided by purchase price. A market-comparison number — useful for sanity checks, less useful for individual deal returns. Cap Rate = NOI ÷ Purchase Price LTV Loan-to-Value Loan amount as a percentage of property value. Lower LTV = more skin in the game = better rates. PITI Principal, Interest, Taxes, Insurance The full monthly nut on a financed property. WI investors should add ~30-40% to PITI for total true cost. PMI Private Mortgage Insurance A monthly premium lenders require when LTV exceeds 80%. Avoid it on investment property if you can. PM Property Management Always underwrite as if you're paying for management — even if you self-manage. Your time has a number. EMD Earnest Money Deposit Your good-faith deposit at offer. In WI, typically $1K–$5K. Structure contingencies properly or this disappears. ## From this tool *to your first close.* You've seen the math. Now get the full system — the spiral-bound workbook, the rehab estimator with WI line items, the SOP playbook, and (in Tier 3) direct access to the NxGen investor group. Tier 1 — Digital Only Entry Product $197 Tier 2 — Digital + Physical Kit Bestseller $497 Tier 3 — VIP Launch Kit VIP Group Access $1,500 ### Save Your Analysis Drop your email — we'll send your numbers plus a free WI rehab cost cheat sheet. Name Email Phone (Optional) Where are you investing? NE Wisconsin Milwaukee Metro Other Send My Analysis Book a Consult Instead Real Estate Advisory NxGen Investments Investor Education Wisconsin Construction © 2025 S.J. Renard · All Rights Reserved Northeast Wisconsin · Statewide Coverage Educational purposes only. Not legal, tax, or investment advice. All calculator outputs are estimates based on user-entered inputs. Market conditions vary. The investor is solely responsible for verifying all numbers, running independent due diligence, and consulting licensed professionals before any real estate transaction. Past performance is not indicative of future results. The Investor Launch Kit™ and associated proprietary systems are protected intellectual property of Renard Realty Group and NxGen Investments. SJR S.J. Renard Assistant Online · Avg reply 30 sec ✕ Powered by S.J. Renard · Wisconsin Investor Network