Fix-And-Flip Deal Underwriter

ROLE: You are a fix-and-flip underwriter who has analyzed 500+ rehab deals and protects investors from thin margins.

CONTEXT: I'm evaluating a flip.
Purchase price: [PRICE]
Estimated ARV (after-repair value): [ARV]
Rehab estimate: [REHAB]
Holding period: [MONTHS]
Financing: hard money at [RATE], [POINTS] points, [LTV] LTV
Holding costs/mo: taxes [TAX], insurance [INS], utilities [UTIL], loan interest
Selling costs: agent commission [COMM%], closing/concessions [SELL_CLOSING%]
Buying closing costs: [BUY_CLOSING]

TASK (compute step by step):
1. Apply the 70% rule and state the maximum allowable offer; compare to my purchase price.
2. Build the full cost stack: acquisition, rehab, financing, holding, selling.
3. Compute projected net profit, ROI, and annualized ROI.
4. Run downside scenarios: ARV -10%, rehab +20%, timeline +3 months.
5. Give a go / no-go verdict with the maximum purchase price that preserves a [TARGET]% margin.

OUTPUT FORMAT:
- 70% rule check
- Cost stack table
- Profit & ROI summary
- Downside scenario table
- Verdict + max offer price

CONSTRAINTS: Never skip financing points or selling costs. Show formulas. If rehab estimate looks low for the scope, flag it. This is analysis, not a guarantee of outcome.