Ever look at a self-storage deal and think... "What should I even offer for this thing?" That's exactly what this tool answers — fast. ================= | WHAT IT DOES | You plug in the income. You plug in the expenses. StorageXray tells you what the facility is worth, what your max offer should be, and exactly how much you need to offer to walk away with $25K, $50K, or $100K on the deal. No spreadsheets. No guessing. No finance degree needed. ================= | HOW IT WORKS | | Enter the income — 3 ways to do it depending on what info you have | Enter the expenses — use a ratio if you don't know the details | Set your cap rate — default is 8%, chips make it one tap | Add your fee targets — tell it what you want to make | Hit nothing — it calculates live as you type The deal snapshot shows up on the right side of the screen in real time. ================= | WHAT YOU GET | | Estimated property value based on real NOI math | Max offer for every fee target you set | Asking price check — overpriced, close, or potential deal | Unit mix detail with rented vs. total units and auto occupancy | Value-add upside comparison — current rent vs. market rent | Offer message generator — email or SMS, 4 different tones, ready to send | PDF export — one-page deal report you can save or send ================= | WHO THIS IS FOR | If you are wholesaling self-storage, analyzing deals for a buyer, or just trying to figure out if a number makes sense — this is your tool. You do not need to know what NOI means to use it. But you will know what it means after you run your first deal. ================= | HOW TO ACCESS IT | Works on your phone. Works on your desktop. Works anywhere. ================= Built by Flip Man | Part of the Unlimited Deals coaching program | For wholesalers who want answers, not homework

What is a Cap Rate? A cap rate tells you what return you're getting on a property based on its actual income. A 10% cap rate means: take the NOI, multiply by 10 — that's your offer price. What is NOI? Net Operating Income. Revenue minus expenses. The number that actually matters. ================================================== 📅 2021 Gross Revenue | Actual Expenses | Actual NOI $144,392......... | $55,513.............. | $88,879 Expense Ratio: 38.4% Offer @ 10% Cap (Actual): $888,790 Offer @ 10% Cap (Pro Forma 35%): $938,550 Gap: $49,760 ✅ What Does This Mean? This was the healthiest year. Expenses were close to the 35% benchmark investors like to see — only slightly over. The park was running pretty clean. This is the number the seller will probably try to point back to. At a 10% cap, the real numbers support an offer around $889K. ================================================== 📅 2022 Gross Revenue | Actual Expenses | Actual NOI $154,440......... | $70,345.............. | $84,095 Expense Ratio: 45.6% Offer @ 10% Cap (Actual): $840,950 Offer @ 10% Cap (Pro Forma 35%): $1,003,860 Gap: $162,910 ⚠️ What Does This Mean? Revenue went up — that's good. But expenses jumped hard. Even though the park made more money, it kept less of it. The gap between the real numbers ($841K) and a pro forma pitch ($1M+) is $163K. Expenses are moving in the wrong direction. ================================================== 📅 2023 Gross Revenue | Actual Expenses | Actual NOI $168,204......... | $99,425.............. | $68,779 Expense Ratio: 59.1% Offer @ 10% Cap (Actual): $687,790 Offer @ 10% Cap (Pro Forma 35%): $1,093,330 Gap: $405,540 🚩 What Does This Mean? Best revenue year in the stack — but expenses nearly ate all of it. NOI actually went DOWN from 2022 even though the park brought in more money. The operation got more expensive faster than it got more profitable. The pro forma gap ballooned to $405K. Something drove costs way up this year — heavy maintenance, subcontractors, something. You need to know what before writing any offer.

I’m going LIVE breaking down how to find land buyers BEFORE you even find the land (yes… it flips the whole game). Here’s what you’ll get: - 💡 How to line up buyers first (so you stop guessing) - 🛠️ Tools + strategies to move faster - 💰 A smarter way to approach land deals If you’ve been stuck, confused, or just want a better way… this is for you.

Most investors skip properties under $80K because they don't know how to structure the offer. ✅ That's a mistake — and this tool fixes it. ➡️ The Creative Financing Offer (CFO) tool lets you build a clean seller finance offer in minutes. Punch in the numbers and it spits out the down payment, monthly payment, and terms. It even writes the agent email for you — ready to copy and send. ➡️ This is built for properties sitting 60–90+ days on the market in the $30K–$70K range. The ones most people scroll past. Those are exactly the deals where creative offers win. I just dropped a full walkthrough demo. Watch it, run it on 2–3 deals this week, and see what comes back. 👉 Watch the demo and start sending smarter offers today.

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