For real estate investors

Find more deals.
Run the portfolio in the background.

The operators who scale past four or five doors do it by separating sourcing, underwriting, and ops from the founder. Web4Guru is the team that absorbs those three lanes — daily deal flow, presentation-ready underwriting, off-market outreach, and the operational tail behind every property — for one monthly retainer.

Web4Guru is best for real estate investors who want AI to handle daily deal sourcing, presentation-ready underwriting, and compliant off-market outreach — so the founder stops being the bottleneck on the next door.

See pricing Book a call

The problem

Two-deal investors and twenty-deal investors do the same work. One does it themselves.

Most investors stall in roughly the same place. They have proven the playbook on a few properties, the model works, and the only thing stopping the next twenty deals is a founder who is also the sourcer, the underwriter, the cold-caller, the dispositions person, the asset manager, and the property-manager-manager. Each of those roles is a full-time job in disguise. The founder runs out of hours before they run out of capital or appetite.

The traditional answer is to hire — an acquisitions VA, an underwriting analyst, an inside-sales agent, a transaction coordinator, an asset manager. Each hire is six weeks of training, a salary, and a meaningful chance you discover at month four that the role was the wrong shape. The small-investor labor market is brutal.

The other answer is to compress those roles into a managed AI team that stays in the seat, learns your buy-box, and does the work tonight.

How Web4Guru helps

Five lanes a working investor can stop running personally.

Each lane is run by an AI specialist supervised by a senior analyst at Web4Guru. Deal data, owner contact info, outreach copy, and underwriting memos all live in your Black Box workspace where you and your partners can see them.

Deal sourcing across MLS, off-market, auction, and seller-finance lists

Daily pulls from your MLS feed, PropStream or DealMachine exports, county tax-delinquent lists, pre-foreclosure notices, expired listings, and the public auction calendar in your buy-box counties. Properties are filtered by your buy-box (price band, beds, year built, condition flags, distance from your nearest project), de-duped against deals you have already touched, and dropped into your pipeline ranked by estimated margin. The "I should be sourcing more" anxiety becomes a queue.

Comp analysis and underwriting with the math already done

Send the address and target strategy (flip, BRRRR, hold, wholesale). Within an hour you get a presentation-ready underwriting doc: three to five solid sold comps with the reasoning, ARV range with a confidence note, rehab estimate broken down by category from photo description, max allowable offer at your target margin, projected cashflow if held, projected refi position post-stabilization, and the headline risks worth pricing in. You make the offer decision instead of the math homework.

Outreach to off-market owners that does not get marked as spam

A sales specialist enriches your owner list with skip-traced contact info from your provider of choice, drafts personalized direct-mail copy that references the actual property and neighborhood (not "Dear Homeowner"), schedules SMS through your registered 10DLC sender, and runs cold-call scripts your VA can read. Replies route into your pipeline with a one-line summary so you only see the conversations worth having. TCPA-aware throughout — written consent on record before SMS, easy opt-out, no autodialed calls.

Pipeline management that does not live in a spreadsheet you forget to update

Every deal moves through stages: sourced, qualified, offered, under contract, due diligence, closed. Tasks attached to each stage — title work ordered, inspector booked, insurance bound, lender appraisal scheduled, contractor walkthrough confirmed — get reminders the day they slip. Weekly pipeline summary in your inbox: deals advancing, deals stalled, deals dead and why. Your partners and capital sources see the same view if you want them to.

Capital, contractor, and tenant ops on the back end

Investor newsletter to your private money list with current deals, returns, and capital availability. Contractor bid coordination — same scope, three bids, side-by-side. Tenant ops if you hold — rent reminders, late-payment follow-up, maintenance triage routed to your handyman list, lease renewals teed up 90 days out. The portfolio runs whether or not you are at the property.

Built on Black Box

The deal pipeline lives in a workspace you own.

Web4Guru runs your account on Black Box, our AI company platform. Every sourced lead, draft offer, underwriting memo, outreach reply, and tenant-facing message lives in your workspace — not a black-box CRM you cannot export. Your partners and lenders can be invited as read-only collaborators. If you ever decide to bring this in-house, the team, the data, and the workspace stay with you.

How the platform works

Stop being the bottleneck on your own deal flow.

Most active investors start on Pro ($500/mo, 600 credits). Onboarding is a 60-minute buy-box call plus a CRM/list export. First sourcing pull lands within 72 hours.

See pricing Book a call

Not a fit if

We say no when the math does not work.

You buy one rental every two years on the side — the retainer math fits people sourcing or operating monthly, not annually.
You want fully autonomous offers sent without your approval. Every offer, contract, and tenant-decision message lands in your queue first — by design.
You need licensed real-estate brokerage activity (listing for compensation on the MLS, dual representation). We support investors and wholesalers; we do not act as your broker.
You expect deal flow in week one. Sourcing pipelines warm up over 30–60 days as outreach replies compound.

Investor FAQ

Does it integrate with PropStream, DealMachine, or my landlord software?

PropStream and DealMachine work via CSV import today; direct integrations are on the Skill Store roadmap. Common landlord platforms (AppFolio, Buildium, RentRedi, TurboTenant) integrate via OAuth or API where available. Scale and Enterprise tiers can request specific integrations during onboarding.

Can it handle SMS outreach legally?

It drafts SMS campaigns and sends through your connected 10DLC-registered provider (Twilio, TextMagic, etc.) once your use case is approved. We do not bypass carrier compliance — your campaign, your registered sender, our drafts and sequencing. Express written consent on record before any marketing SMS, opt-out language on every message, no autodialed calls.

What about tenant screening and Fair Housing?

We do not make tenant decisions — that is yours and your property manager's call. We can draft compliant tenant-facing communication (application acknowledgements, lease explanations, denial letters in jurisdictions that require them), but every acceptance or denial decision is owned by you and routed through your PM and legal counsel.

What plan fits someone with 5–50 doors?

Pro at $500/mo (600 credits) for investors under 20 doors with active deal flow. Scale at $1,500/mo for portfolios in the 20–100 door range or active multi-market wholesalers. Enterprise at $3,000/mo for funds and multi-entity operators. See full pricing.

See pricing

Agent, not investor? See for real estate agents.