Watch the 4-min walkthrough above, then send your first Letter of Intent end-to-end — from template pick to signed PDF in your inbox.
Pick a template
We ship four LOI variants out of the box, each with the variables and clauses the strategy actually needs:
- Cash Offer — clean, fast close, no financing contingency
- Subject-To — taking over the existing mortgage, includes deed-in-escrow language
- Seller-Financed — owner carries the note, includes interest rate + balloon date
- Hybrid — Subject-To plus a seller-finance second, for thinner-equity deals
Attorney-reviewed in TX, FL, OK, and CA. Editable everywhere else — the safety check fires if you remove a required clause for your state.
If none of these fit, upload your own Word or PDF — anywhere you've written {{variable}} becomes a fill-in field automatically.
Set up the recipient
Open a property, hit Send contract, pick a template. PropQuest pre-fills the obvious stuff:
- Property address, parcel, legal description (from the report)
- Seller name + mailing address (from skip trace, county records, or both)
- Your buyer entity (saved in account settings — set this once, never re-type)
- Offer amount, EMD, closing date (from your saved MAO + closing pref)
The one thing it can't infer is the right email for the seller. Skip-trace gives you up to 3 emails ranked by confidence — pick the one most likely to be checked. If you only have a phone, send the LOI to your own email first, then text the seller a link to e-sign from their phone.
Editing the offer before send
The send modal shows the full rendered document with editable inputs at the top: offer amount, EMD, closing date, optional comments. Any field marked Variable is hot-swappable in the modal without re-opening the template.
The default offer pulls from the property's saved MAO. If you want to send a hopeful first offer (e.g. 80% of MAO) and step up to MAO on counter, override the offer field in the modal — it doesn't change the saved MAO for the next round.
E-sign flow
We send through Documenso — open-source, audit-trailed, court-defensible. Here's what the seller sees:
- Email lands with subject "Action required: offer on [address]"
- One click opens the document in a browser (no signup, no app install)
- They review, click to sign, optionally counter-offer in a comment
- Both parties get the final signed PDF, plus we stash a copy in the property's documents tab
You get a real-time notification when they open the email, view the document, sign, decline, or counter. The open/view signals are the ones to act on — opened-but-not-signed for 24 hours is the highest-yield follow-up moment.
Handling counter-offers
Sellers who counter usually leave a comment ("I need 145, not 135") instead of signing. The contract detail surfaces the comment with a Revise button — one click clones the contract, lets you edit the offer or terms, and re-sends with the original signing link invalidated.
Counter chains preserve version history. If a deal closes and there's later a dispute about which terms were agreed, the property's documents tab has every revision in order with timestamps and IPs.
Tracking
The Contracts dashboard shows every LOI you've sent with live status:
- Sent — out the door, not yet opened
- Opened — they clicked the email link (track this — it's the warmest signal)
- Viewed — they actually loaded the document
- Signed — done, signed PDF available
- Declined — they explicitly passed
- Expired — 14 days with no action (configurable)
Click any LOI to see the full audit trail — IP address, timestamps, document version. That's what makes it court-defensible.
Follow-up reminders
Most sellers don't sign on first send. The follow-up rules in Contracts → Settings automate the next-touch:
- Day 2 — automated reminder email if status is still Sent
- Day 5 — task created in your dashboard with a "call them" suggestion
- Day 9 — second reminder email, lower-pressure copy
- Day 14 — LOI expires, status flips to Expired, follow-up task closes
The day-5 call is where most deals get unstuck. The reminder emails do the dead-list cleanup so your callbacks focus on the people actually thinking about it.
Sending to multiple properties at once
If you've underwritten a market and want to fire off a uniform offer to 50+ owners, use Bulk send from a list. Each contract renders with its own property and seller variables; the offer field can be a flat number or a formula (e.g. 60% × ARV).
We pace the send over 24-48 hours to keep deliverability healthy. Each one tracks independently — opens, views, and signs roll up into a campaign dashboard at /app/contracts/campaigns.
Compliance check
Sending real estate offers crosses state lines all the time. On your first send to a state with explicit wholesaling rules (IL, OK, PA today, with more added quarterly), we surface a one-time compliance hint with the actual statute citation.
Read it once — it's not legal advice, but it's specific enough to know whether to talk to your attorney before the next send. We update the citations within 30 days of any state law change we're notified of.