Risk & Disclaimer

Effective date: [EFFECTIVE DATE] · Document version: 2026-10-02-draft

Dealvyx is a calculator. Please read this page before you rely on it. It is part of our Terms of Service.

1. Estimates are not appraisals

All figures (profit, cash flow, returns, equity, ARV, payments and balloon balances) are computed from your inputs and the assumptions you choose. Dealvyx does not look up property data, inspect a property, or value it. An estimate or an “after-repair value” you type in is not an appraisal and cannot be used as one for a lender, court, tax filing or buyer. If an input is wrong, every output will be wrong.

2. Not professional advice

Nothing in the Service is legal, tax, accounting, financial, lending, insurance or investment advice, and using it does not create an attorney-client or advisory relationship. Laws differ by state and change often. Consult a licensed attorney, a CPA or tax professional, and appropriate financial and insurance professionals about your own situation.

3. No guaranteed profits

Real-estate investing can lose money, including more than your original investment. Costs overrun, markets move, tenants don’t pay, deals fall through, and financing changes. Past or illustrative results, including the sample defaults in the calculators, say nothing about your results. We do not guarantee any profit, return or result.

4. Owner / seller financing

When a seller finances part of the price (or you sell and finance the buyer), several laws can apply, and the calculator does not check any of them:

• Dodd-Frank Act / Regulation Z (Truth in Lending). Federal rules limit how many seller-financed residential sales a person can do without being treated as a loan originator, and can require ability-to-repay checks, certain loan terms and limits on balloon payments. Exemptions are narrow and depend on facts such as how many transactions you do per year and whether the property is your own.
• SAFE Act and state licensing. Many states require a mortgage loan originator or lender license (or an exemption) to originate or broker residential seller-financed loans.
• Usury and interest limits. States cap interest rates and some fees. A note rate that looks fine in the calculator may be illegal in your state.
• Other issues: state disclosure and foreclosure rules, recording and security instruments (deed of trust vs. land contract), balloon-payment limits, wrap-around mortgages that sit on top of an existing loan (see subject-to below), and tax treatment of interest and gain.

The “buyer-as-seller (wrap)” option in the owner-finance calculator is especially sensitive. Get an attorney to structure and document any seller-financed deal.

5. Subject-to (taking title subject to an existing mortgage)

• Due-on-sale clause. Most mortgages let the lender demand the whole balance if the property is transferred. A lender can call the loan even if payments are current. If it does, you may need to refinance or sell quickly, perhaps at a much higher rate or at a loss. The calculator’s refinance stress test is only an illustration.
• Insurance. The existing policy may not cover you or the new owner, and the insurer may deny a claim or cancel. Misstating ownership or occupancy to an insurer can void coverage.
• Title. Liens, judgments, back taxes and other claims can come with the property. The seller’s loan stays in the seller’s name and credit, and the seller’s problems (divorce, bankruptcy, a new lien) can become yours.
• Lender and counterparty risk. If you stop paying, the seller’s credit is damaged and the lender can foreclose. Escrow, servicing and payment-handling mistakes by anyone in the chain are your risk. Some states regulate these deals, and consumer or disclosure laws may apply when the seller lives in the home.

6. Wholesaling

• Licensing. Marketing and selling real estate for a fee can require a real-estate license in some states, and states treat wholesaling (assigning a purchase contract, or double-closing) differently. Acting without a required license can bring fines, unenforceable contracts and criminal penalties.
• Disclosure rules. Many states require you to tell the seller and the end buyer that you hold only a contract (an equitable interest), not the deed, and that you intend to market or assign it, and some require notice before an assignment.
• Alabama in particular. Alabama has a statute (Ala. Code Title 8, Chapter 42, from 2023) that, for single-family residential property, requires written disclosures to sellers and prospective buyers when a buyer assigns or markets an equitable interest, including advance notice to the seller before an assignment takes effect. Violations can carry criminal and civil penalties. The Alabama legislature also considered a bill in 2026 that would require wholesalers to hold a real-estate license; we have not verified whether it became law, so check the current status with an Alabama attorney before wholesaling there.
• Other risks: the contract may bar assignment, and you can lose your deposit if you can’t close. The sale price and fee must match what you tell the parties.

7. Other things the calculator cannot know

Property condition, permits and code issues, zoning, environmental or flood risk, tax reassessment, HOA rules, insurance cost, vacancies, local rent control, and your own financing terms all affect real results. Verify each input independently.

8. Please talk to a licensed attorney

Before you buy, sell or finance a property (especially with seller financing, subject-to or wholesale strategies), consult a licensed real-estate attorney in the state where the property is located, plus a tax professional. You alone are responsible for your decisions and for complying with the law.

Published by [COMPANY LEGAL NAME] ([STATE]). Questions: [CONTACT EMAIL].