Cost Seg illustrations - even when (1) they're accurate and (2) formatted in a way that fosters an accurate understanding of the potential benefits - only illustrate deductions.

We are a community of real estate investors and professionals dedicated to assisting RE investors with tax planning, entity formation, and understanding tax implications.

@Michol StonThe first place a real estate attorney is useful is entity formation - for entity formation, you have a few options: you can work with a document provider like Legal Zoom, do it yourself through forms on the Secretary of State website, or go through a traditional law firm.

This could be you, your dad, or a 3rd party service.Next, file the Certificate of Formation with the Texas Secretary of State.

I am not trying to reinvent the wheel and looking for a format.

Sorry for the above as the format was screwed up when I copied and pasted@Gordon VaughnHere is one from the bid results :495-481336   4261 FM 3354 Bishop TX 78343Listed 2/17/2016    Bid Accepted 3/1/2016   Owner OccupantList Price $83,000     Net to HUD   $70,980        Percentage   85.5Another one:491-900609   1294 Sandy Oaks Quinlan Tx 75474Listed 2/17/2016   Accepted 2/29/2016List Price $80000    Net to HUD $70500    Percentage  88.125These are a few examples that 90% is not the number. 

I recently graduated college - paid for by the houses my parents were flipping while I was off studying - and wanted to find a modest way to give back what I could.To do this, I'm making a tool that lets them scan their receipts and it will automatically upload it to a pre-formatted Google Sheet that they can keep for each property to track expenses and eventually other metrics like returns etc...

By chance, can you point me anywhere where I can find a download/excel format deal sheet template that I can use with a hard money source showing all the calcs/totals on one sheet that is clean looking? 

Any good formats/tools out there that are good for analyzing the numbers on a potential single family home rental?

Now if you're a risk averse chicken, and you're asking where you should money in and don't want to deal with business formation and development-- then sure stash it in a hysa or cd.