The loop
One machine, running in a circle. Inputs seed the model; you and the Specialists adjust the levers; the verified engine computes the outputs; the outputs tell you what to move next. Repeat until it pencils — and beyond.
Inputs
Bring the deal
your pro forma, parsed into assumptions
Levers
Flex it
you + the Specialists adjust the assumptions
Engine
Single source of truth
deterministic — agents never do the math
Outputs
Dashboards
returns, the value waterfall, the gap to go
↻ the outputs tell you (or a Specialist) which lever to pull next — and around again
No-go
Go · Go go go
The product's one job: move the deal to the right — defensibly.
The Specialists
The intelligence is a team. Each Specialist holds the levers in its domain — as many as the deal needs — and every section has its own toggle: pull the levers yourself, or hand that domain to its Specialist. They never do the math; they only ever propose assumptions, each clamped to safe bounds and tied to its source.
Lead UnderwriterYouOrchestrating
Owns the sequence and the narrative, not any levers. Reads the binding constraint, asks each Specialist for moves, and manages the trade-offs between them — an affordability set-aside cuts revenue; HUD financing adds wage cost; unit mix resizes the envelope, the basis, and the income at once.
Program ArchitectYouAgent
What we build and how it fits the envelope.
Levers it holds
Building efficiencyUnit mixFAR / envelopeParkingBuilding type
Cost & DeliveryYouAgent
What it costs to build, and how.
Levers it holds
Hard costContingencyConstruction methodParking costPrevailing wage
Revenue & PlacemakingYouAgent
What it earns.
Levers it holds
RentsOccupancyPlacemaking premiumLease-upAncillary income
Operations & Resource SystemsYouAgent
What it costs to run, and what the systems return.
Levers it holds
OpexGreen-infra savingsOn-site energyCommercial opex
Capital Stack ArchitectYouAgent
How it's capitalized — the whole financing stack as one expert: senior debt, public subsidy, tax-credit equity, PACE, Opportunity Zone, ground lease. Its value is in the combination, so it's one Specialist, not one per incentive.
Levers it holds
Senior / HUD debtTIF & grantsLIHTC equityNMTCC-PACEOpportunity Zone
Why a team, carved this way: specialize where the levers are separable (program, cost, revenue, operations); consolidate where they interact (the capital stack is combinatorial, so it's one architect). How many levers a Specialist holds is open-ended — it grows with what the client needs to pull, or have pulled for them.
See the Specialist-organized model → — a working preview where each Specialist holds its own levers and toggle.
The workflow
1
Bring the deal
Upload your pro forma, or start from a site. It's parsed into the model's assumptions — your honest base case, usually in the red.
2
Drive, or delegate — by domain
Pull the levers yourself, or flip a Specialist to Agent and let it find the moves in its domain. Mix and match, section by section.
3
Get something defensible
A full underwriting and a value waterfall from no-go to go — with every assumption's source, confidence, and author on the record.
The loop logic
A loop only works if it can stop — defensibly. The verifier here is the engine: "it pencils" is exact, instant, and auditable. You set what "go" means (your targets), and the loop searches for the moves that get there. The exit condition isn't just feasible — it's defensible: a move only counts if it's sourced at acceptable confidence, so the loop can never cheat its way to "go." Controlled autonomy, with you in the room at the consequential forks.
Defensible by design: the math is verified and auditable, a hallucinated number can never become a result because the engine — not the model — computes every outcome, and every assumption an agent proposes carries its source. The written spec lives in AGENTS.md; the operating method in LOOPS.md.