How we make this list: we compare pricing pages, product documentation and public user reviews. Rankite is independent; if a vendor ever pays for a featured spot, that listing is clearly labeled Partner.
Key takeaways
- FlipperForce is the closest thing to an all-in-one platform for deal analysis, rehab scheduling, and bookkeeping, with a 30-day free trial.
- DealCheck is the cheapest fast underwriting option, with a free tier that imports property data and calculates max allowable offers in seconds.
- PropStream and DealMachine are the two big lead data platforms; PropStream leads on filters and lead lists, DealMachine on AI search and built-in direct mail.
- Backflip is a hard money lender whose free deal analysis and comping tools are worth a look even before you borrow.
- REIPro, a past fixture of this category, appears to be gone: its domain is now parked for sale.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 FlipperForce | All-in-one flip management | $49 per month | Free trial (30 days) |
 DealCheck | Fast deal underwriting | See website | Yes |
 PropStream | Lead data and lists | See website | Free trial (7 days) |
 DealMachine | AI-powered deal hunting | $99 per seat per month | No |
 Rehab Valuator | Analysis plus project tracking | See website | Yes |
 Backflip | Lending plus free analysis tools | See website | Yes |
 Flipster | Motivated seller leads | See website | No |
 REI BlackBook | Investor CRM and marketing | See website | Free trial (14 days) |
Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
The best house flipping software
Starting price$49 per month
Free planFree trial (30 days)
FlipperForce grew out of a popular house flipping spreadsheet and kept that investor-first mindset. Instead of jumping between apps, you analyze the deal, build the rehab budget, schedule tasks, and track expenses in one account. The AI receipt analyzer is the standout new feature: snap photos of receipts and watch them get itemized automatically, which matters when you are documenting draws for a hard money lender.
The platform has hosted more than 125,000 projects since 2018, which gives it the deepest history in the category. The honest catch is scope. Flippers doing two or more deals a year will use most of it. If you only analyze the occasional deal and hand off the rehab, the cheaper analysis-only tools below do the underwriting job for less.
What we like- Covers analysis, rehab scheduling, and bookkeeping in one platform
- AI receipt analyzer cuts manual expense entry
- 30-day trial requires no credit card
Watch out for- Built around flipping, so it is overkill if you only underwrite rentals
- Lender report polish varies by plan
Starting priceSee website
Free planYes
DealCheck exists for one moment: the ten minutes after you see a property when you need to decide your top offer. Import the property data, tweak purchase price, rehab budget, and financing, and it calculates cash flow, ROI, profit from sale, and your maximum allowable offer. The sales and rental comps lookup helps you sanity check the after repair value without a second tab open.
It is used by a large community of investors and agents, and the free tier is genuinely useful rather than a demo with a timer. The trade is that it stops at analysis. There is no rehab scheduling, receipt tracking, or lead list building here, so pair it with a lead data platform when your deal flow grows.
What we like- Free tier with no credit card required
- Max allowable offer calculator built in
- Works on web, iOS, and Android with cloud sync
Watch out for- Data import depends on plan limits
- Marketing reports are simple compared to dedicated platforms
Starting priceSee website
Free planFree trial (7 days)
PropStream is the data backbone for many flipping businesses. With more than 160 million property records, 165 filters, and ready-made lead lists covering pre-foreclosures, vacant properties, and tax liens, it answers the hardest question in flipping: where do I find the next deal. Its fix and flip analyzer, rehab calculator, and comparable search then help you underwrite what you find.
The newer PropStream Intelligence layer adds AI-driven scoring like property condition grades and foreclosure risk. The honest catch is cost discipline. Plans have crept upward and the trial is only seven days, so use it during a real sourcing sprint, not a casual look around.
What we like- 165+ filters and 20 ready-made lead lists
- Built-in comps and a fix and flip analyzer
- Free skip tracing included on Pro and Elite plans
Watch out for- No free tier, only a 7-day trial
- The depth of data can overwhelm a first-time flipper
Starting price$99 per seat per month
Free planNo
DealMachine rebuilt its homepage this year around a single promise: describe the deal you want in plain English and get matched results instantly. Under the hood you get 150 million property records, verified owner phone numbers and emails, 800+ filters, and the two features flippers actually use daily: a driving-for-dollars app and built-in direct mail. Several of its published customer stories come from flippers doing one to two deals a month off its lists.
The catch is the seat-based pricing. At $99 per seat per month on the entry plan, it makes sense once your marketing volume justifies it. Hobbyist flippers should start with a cheaper analysis tool and graduate here when deal sourcing becomes the bottleneck.
What we like- Plain-English AI search across 150M+ properties
- Driving for dollars and direct mail built in
- 800+ filters for list building
Watch out for- Starts at $99 per seat per month, which is steep for a solo part-timer
- Credit-based usage needs monitoring
Starting priceSee website
Free planYes
Rehab Valuator has been around longer than most of its competitors, and it shows in the completeness of the toolkit. You get comparable sales search with an ARV calculator, max allowable offer modeling across financing types, deal funding presentations for private and hard money lenders, and project management with drag-and-drop schedules and budget versus actual tracking.
A free account option makes it easy to evaluate, with a $1 test drive for the full suite. The honest catch is polish. The interface is functional rather than beautiful, and FlipperForce has pulled ahead on mobile and receipt workflows. But for flippers who value funding presentations and a long support history, it remains a solid pick.
What we like- Free account available to try
- Deal funding proposals impress private lenders
- Project management and accounting built in
Watch out for- The $1 trial setup confuses some new users
- Interface feels older than newer rivals
Starting priceSee website
Free planYes
Backflip looks different from everything else on this list because it is not really a software company. It is a fix and flip lender that gives away the analysis tools: run numbers, pull comps, and calculate ARVs from your phone while you are standing in front of a property. When you like what you see, the loan application is already inside the same app.
If you finance flips with hard money, that combination is convenient. The honest catch is alignment. A lender's free tools exist to make you comfortable borrowing from that lender, which is fine as long as you still shop rates. Use Backflip as your field analysis app and keep your underwriting discipline independent of who funds the deal.
What we like- Free deal analysis, comps, and ARV tools
- Funding is built into the same account
- No upfront lender fees
Watch out for- It is a lender first, so the tools nudge you toward borrowing
- Availability varies by market
Starting priceSee website
Free planNo
Flipster aims at the top of the funnel: instant access to under-priced houses through absentee owners, pre-foreclosures, probate, tired landlords, vacant houses, and a dozen more lead categories. Its Deep Trace skip tracing returns landline and mobile numbers, emails, age, and social handles, and it bundles contact management, deal analyzers, email marketing, and digital contracts into one account.
The plan is month-to-month with cancel-anytime terms, which lowers the commitment. The honest catch is evidence. There is no free tier on the site, and the sales copy is loud, so book a demo and ask hard questions about data freshness in your county before paying.
What we like- Huge menu of motivated seller lead types
- Deep-trace skip tracing with a dozen-plus data points
- Month-to-month with no hidden fees
Watch out for- No free plan or trial visible
- Marketing copy is hype-heavy, so judge the product on the demo
Starting priceSee website
Free planFree trial (14 days)
REI BlackBook is the operations platform for investors who have outgrown spreadsheets and duct-taped tools. The CRM, turnkey investor websites, built-in phone system with call recording, and marketing automation all run in one place, with a property pipeline that stores documents, contracts, and photos per deal. The rehabber module covers deal analysis and itemized rehab estimates, and the marketing engine syndicates listings to property portals.
Fifteen years in business makes it one of the most established names still standing, which matters now that peers like REIPro have disappeared. The honest catch is complexity. This is a business-in-a-box, not a quick calculator, so expect a real onboarding period. The 14-day trial gives you room to decide if your volume justifies it.
What we like- CRM, websites, phone system, and marketing automation in one
- Rehabber-specific deal analysis and rehab estimates
- 14-day free trial
Watch out for- Heavier onboarding than a pure analysis tool
- Pricing is not shown publicly
How we chose
We compared tools that flippers actually name when asked what runs their business, checking each vendor's own pricing page, feature lists, and documentation in October 2026. We also weighed public reviews on G2, Capterra, and Trustpilot, and investor discussion on BiggerPockets and Reddit, favoring tools with a clear flip-specific job: underwriting, lead data, rehab execution, or flip financing. We never claim hands-on testing. Products that could not be verified on a live homepage, like REIPro, were dropped rather than included on reputation.
What to look for before you pay
Match the tool to your bottleneck
Flippers lose money in three places: buying wrong, rehabbing slow, and losing track of costs. If your offers keep missing, buy analysis power like DealCheck or Rehab Valuator. If you have analysis covered but no pipeline, buy lead data like PropStream or DealMachine. If rehabs run over budget, buy execution software like FlipperForce. Buying a lead platform when your problem is underwriting is the most common waste of money in this category.
Count the total cost, not the subscription
Subscriptions are the cheapest part of most flip software. Lead platforms charge for skip tracing credits, direct mail, and data exports on top of the seat price. Before committing, ask for the price list for every paid extra you will use monthly. A $99 seat can easily become $300 in a heavy marketing month.
Test with a real deal in the trial window
Trials are short, seven to thirty days across this list. Do not spend them clicking around. Bring one live deal and run it end to end: pull the comps, build the ARV, calculate your max offer, and export the report you would show a lender. That one exercise reveals more than a month of casual exploration.
The quiet shakeout in flip software
The disappearance of REIPro is the clearest signal of a consolidation that has been building for years. Small investor tools either grow into platforms with lead data and lending attached, or they fade. Backflip's evolution into a lender with free tools shows where the money goes: the winners pair software with the transaction itself, whether that is a loan, a skip trace, or a direct mail piece.
For buyers, the practical takeaway is to prefer vendors with diverse revenue. A tool that also sells data or loans can keep its software cheap. A tool that only sells subscriptions needs constant growth to survive, and you do not want your deal pipeline depending on a company that might not exist next year.
Frequently asked questions
What is the best house flipping software for beginners?
DealCheck is the easiest starting point, since its free tier handles deal analysis and max offer calculations without a learning curve. Once you are analyzing several deals a month, FlipperForce adds rehab scheduling and bookkeeping, and PropStream or DealMachine handle lead sourcing when deal flow becomes the constraint.
How much does house flipping software cost?
Expect $0 to $50 per month for analysis tools and $99 and up per seat for lead data platforms, with skip tracing, direct mail, and data exports billed separately. Most serious flippers end up spending $150 to $400 per month total once marketing usage is included.
Is there really free house flipping software?
Yes, with limits. DealCheck offers a free tier, Backflip gives away deal analysis and comping tools, and Rehab Valuator has a free account option. FlipperForce, PropStream, and REI BlackBook use free trials instead of free plans. The free options cover analysis well but rarely include serious lead data.
Do I need software to flip my first house?
No, but it helps you avoid the expensive mistake of overpaying. A simple analysis tool forces you to write down the ARV, rehab budget, holding costs, and required profit before you make an offer. That discipline is worth more than any feature list.
What happened to REIPro?
REIPro appears to have shut down. Its homepage domain now shows a domain-for-sale page, and there is no live product to verify. Former users should export their data if they still have access and move to FlipperForce, REI BlackBook, or Rehab Valuator depending on which features they used.
Which tool is best for finding off-market deals?
PropStream and DealMachine are the two strongest options. PropStream offers the deepest filter and lead list library, while DealMachine combines AI-powered search with built-in driving for dollars and direct mail. Flipster is a cheaper lead-focused alternative, though its data freshness should be verified in your market.
Sources we checked (8)
- https://flipperforce.com/
- https://dealcheck.io/
- https://www.propstream.com/
- https://dealmachine.com/
- https://rehabvaluator.com/
- https://www.backflip.com/
- https://flipstersoftware.com/
- https://www.reiblackbook.com/
Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
Shihab Mia · Founder, Rankite
Shihab has spent more than a decade helping SaaS and e-commerce brands grow through search. He writes Rankite's software buying guides from pricing pages, documentation and public user reviews. More about Shihab.