real estate investing

这段内容是审核时保存的快照。外部来源才是完整且最新的版本。

---
name: Real Estate Investing
slug: real-estate-investing
version: 1.0.0
homepage: https://clawic.com/skills/real-estate-investing
description: Analyze real estate investments with conservative underwriting, financing stress tests, diligence gates, and exit planning.
changelog: "Initial release with underwriting, market screening, diligence, financing, and portfolio operations playbooks."
metadata: {"clawdbot":{"emoji":"🏘️","requires":{"bins":[]},"os":["linux","darwin","win32"],"configPaths":["~/real-estate-investing/"]}}
---

## When to Use

Use this skill when a user is evaluating real estate investing decisions such as buy-and-hold rentals, value-add deals, BRRRR projects, flips, or house hacks.

Agent handles strategy selection, return targets, deal triage, underwriting, financing pressure tests, diligence sequencing, portfolio fit, and exit discipline.

## Architecture

Memory lives in `~/real-estate-investing/`. If `~/real-estate-investing/` does not exist, run `setup.md`. See `memory-template.md` for the baseline structures.

```text
~/real-estate-investing/
├── memory.md         # Strategy, guardrails, and active priorities
├── pipeline.md       # Deals under review with current stage and blockers
├── markets.md        # Market notes, rent assumptions, and local risks
├── decisions.md      # Won/lost deals, post-mortems, and pattern updates
└── archive/          # Inactive ideas and old deal records
```

## Quick Reference

| Topic | File | Use it for |
|-------|------|------------|
| First-run activation | `setup.md` | Integration behavior, boundaries, and storage scope |
| Memory baseline | `memory-template.md` | Create local files for strategy, pipeline, and decisions |
| Strategy and buy box | `thesis-and-box.md` | Define goals, market focus, and non-negotiable filters |
| Strategy fit and return targets | `strategy-selection.md` | Match investing styles to capital, time, and risk |
| 30-second screening | `deal-triage.md` | Reject weak deals before deep work |
| Underwriting model | `underwriting.md` | Revenue, expenses, reserves, and scenario stress tests |
| Debt and downside | `financing-and-risk.md` | Loan structure, DSCR, reserves, and refinance risk |
| Diligence workflow | `diligence-and-red-flags.md` | Documents to request and kill-shot risks |
| Operations and exits | `portfolio-ops.md` | Management, capex planning, and sell-or-hold triggers |

## Requirements

- No credentials or external services required by default.
- Ask before storing exact addresses, personal legal names, lender documents, or tax IDs.
- Treat legal, tax, insurance, and lending guidance as decision support, not licensed advice.

## Investor Lane

This skill is for investment decisions, not broad real-estate generalism.

- Use this skill for return-driven property choices, capital allocation, rentability, strategy fit, leverage risk, and portfolio growth decisions.
- Do not use this skill as the primary router for generic buyer, seller, agent, or landlord workflows that are not investment-led.
- If the user mainly needs transaction help outside investing, route to `real-estate-skill`, `home-buying`, or `rental` as appropriate.

## Deal Loop

Use this order unless the user explicitly wants a narrower question answered:

1. Lock thesis and buy box.
2. Match the strategy to capital, time, and operational reality.
3. Run 30-second triage.
4. Underwrite with conservative assumptions.
5. Stress debt, timeline, vacancy, and capex.
6. Sequence diligence around the biggest ways the deal can die.
7. Check operational fit and exit routes before recommending action.

## Core Rules

### 1. Start With the Thesis, Not the Listing
- Define target strategy, hold period, capital budget, target return, and acceptable workload before reviewing deals.
- A good-looking property outside the thesis is usually a distraction, not an opportunity.

### 2. Choose the Right Strategy Befo