Managing Your Deal Pipeline

Adding a Property

Every deal in Kaison starts as a property in your pipeline. From the sidebar, click Properties under the Portfolio group, then Add Property in the top right.

Let us walk through adding a BRRRR deal. Our example property is 742 Birchwood Lane — a 3BR/1BA single-family home we are buying from a wholesaler for $118,500. Comparable renovated sales in the neighborhood suggest an after-repair value of $250,000. We have budgeted $30,000 for a cosmetic rehab and are funding the purchase with a line of credit.

The Add Property Form

Field	Value	Notes
Address	742 Birchwood Lane	Start typing — autocomplete fills the rest
Strategy	BRRRR	Sets the status lifecycle for this deal
Purchase Price	$118,500	Contract price, not asking price
ARV	$250,000	Based on 3–5 comparable recent sales
Rehab Budget	$30,000	Your total expected renovation cost
Status	Under Contract	Default for new properties

Once you save the property, it appears in your pipeline with the status Under Contract. From here, you advance it through each phase as the deal progresses.

Pro tip

You can also create a property directly from the deal analyzer. After running a full analysis and saving the deal, Kaison creates the property record for you with all the numbers pre-filled.

BRRRR Status Lifecycle

A BRRRR deal moves through six statuses in order. Each status represents a distinct phase of the investment, and Kaison enforces forward-only transitions — you cannot move a deal backward once it has advanced.

Order	Status	Phase
1	Under Contract	Pre-close — due diligence, inspections, financing
2	Rehab	Active renovation — contractors, materials, draw schedules
3	Stabilizing	Lease-up — marketing for tenants, screening, signing
4	Refinancing	Appraisal, lender underwriting, permanent financing
5	Closed	Deal complete — refinance funded, capital recycled
6	Archived	Rolled off the active pipeline — read-only

How Kaison uses this

Each status change is logged in the audit trail. Kaison uses the dates between status transitions to calculate holding costs per phase, track how long each stage takes, and feed that timing data into future deal estimates.

Flip Status Lifecycle

A Flip deal follows a shorter lifecycle. There is no stabilization or refinancing phase because you are selling the property instead of holding it. The statuses are:

Order	Status	Phase
1	Under Contract	Pre-close — same as BRRRR
2	Rehab	Active renovation
3	Listed	Property on the market — showings, offers, negotiation
4	Closed	Sale complete — proceeds received
5	Archived	Rolled off the active pipeline — read-only

You can switch a property's strategy between BRRRR and Flip at any time before it reaches a strategy-specific status. For example, a deal in Rehab can be switched because both strategies share that status. But a deal in Stabilizing (BRRRR-only) would need to be reset back to Rehab before switching to Flip.

What Each Status Means

Under Contract

You have an accepted offer and a signed purchase agreement. This is the due diligence phase — inspections, title search, insurance quotes, and lining up financing. You are carrying earnest money risk but no holding costs yet. Move to Rehab after you close on the purchase.

Rehab

You own the property and renovation is underway. This is where holding costs start accumulating — loan payments, insurance, taxes, and utilities run every month the property is not producing income. Track expenses against your rehab budget on the property detail page. Move to the next status when rehab is complete.

Stabilizing (BRRRR only)

Renovation is finished and you are marketing the property for a tenant. This is the lease-up period. You are still carrying holding costs, but utilities may drop to 50% if the property is vacant and not being shown. Move to Refinancing once a tenant is in place and paying rent.

Refinancing (BRRRR only)

A tenant is in place and you are working with a lender to secure permanent financing. This involves an appraisal, income verification, and lender underwriting. Rent is coming in, so your net carrying cost drops. Move to Closed when the refinance funds.

Listed (Flip only)

The property is on the market. You are still carrying holding costs every day it sits. Days on market directly impacts your profit — every month adds another round of loan payments, insurance, and taxes. Move to Closed when the sale closes.

Closed

The deal is complete. For a BRRRR, this means the refinance has funded and your initial capital is recycled. For a Flip, the sale has closed and proceeds are in your account. The property form is still editable so you can finalize numbers and file a retrospective.

Archived

The property has been rolled off your active pipeline. The form becomes read-only. All historical data, expenses, documents, and timeline data are preserved — you can always come back and review a completed deal. Archived properties do not appear in your active portfolio by default, but you can filter for them.

Closed vs Archived

These two statuses are often confused. Here is the difference:

Closed	Archived
Deal is finished, but still editable	Deal is finished and read-only
Appears in active portfolio	Hidden from active portfolio by default
Use this while finalizing numbers	Use this when everything is buttoned up
Can still file a retrospective	Retrospective should already be filed

Pro tip

Do not archive a deal until you have filed a retrospective. The retrospective is how Kaison learns from your actual results and calibrates future estimates. Once a property is archived, you cannot edit it.

The Timeline View

Every property has a timeline that shows key milestones and how long each phase took. The timeline is built automatically from the dates you enter and the status transitions you make.

What the Timeline Shows

For our example deal at 742 Birchwood Lane, the timeline might look like this:

Phase	Duration	Holding Cost
Pre-Rehab Hold	18 days	$712 (dead money — carrying costs, no progress)
Rehab	62 days	$2,452
Lease-Up	28 days	$832
Stabilized	45 days	Net positive (rent covers carry)

The timeline reveals the real cost of delays. Those 18 days before rehab started? That is $712 of carrying costs with no renovation progress. The four-phase holding cost engine tracks this as Phase 0 — pre-rehab hold — and flags it if it runs long.