Deal Sheet Template
Transaction Context — Paste Once, Ask Many
Stop retyping the address, price, and client details every time you need AI help with a deal. Create a Deal Sheet, paste it once, and ask unlimited questions.
Blank Template
Copy and fill in for each active transaction:
DEAL CONTEXT FOR THIS CHAT:
**Property:** [Address]
**Price:** [List price / Offer price]
**Type:** [Single family / Condo / Townhouse / Land]
**Sellers:**
- Names: [First names]
- Motivation: [Why selling? Timeline?]
- Concerns: [What are they worried about?]
- Communication style: [Prefer calls? Texts? Email?]
**Buyers:**
- Names: [First names]
- Situation: [First-time? Relocating? Investor?]
- Financing: [Conventional / FHA / VA / Cash]
- Concerns: [What are they worried about?]
**Current Status:** [Under contract / Active / Pending inspection / etc.]
**Key Dates:** [Inspection deadline, closing date, etc.]
**Immediate Goal:** [What's the next milestone?]
Use this context for all drafts in this chat.
Filled Example
DEAL CONTEXT FOR THIS CHAT:
**Property:** 123 Maple Drive, Franklin TN
**Price:** Listed at $875,000, under contract at $860,000
**Type:** Single family, 4BR/3BA, built 2018
**Sellers:**
- Names: Tom and Linda
- Motivation: Relocating to Florida for retirement, want to close before Dec 1
- Concerns: Nervous about timeline, worried inspection will delay things
- Communication style: Prefer email, Linda handles most communication
**Buyers:**
- Names: The Johnsons (Mark and Sarah)
- Situation: Move-up buyers from East Nashville, 2 kids
- Financing: Conventional, 20% down, strong pre-approval
- Concerns: Worried about roof age (12 years old), want credit if issues found
**Current Status:** Under contract, inspection completed yesterday
**Key Dates:** Inspection response due Friday, Closing target Nov 15
**Immediate Goal:** Navigate inspection negotiations without losing the deal
Use this context for all drafts in this chat.
How to Use It
- Create the Deal Sheet when you go under contract
- Start a new AI chat for that transaction
- Paste the Deal Sheet first — before any questions
- Ask your questions — AI uses the context automatically
Example prompts after pasting:
- "Draft an email to the seller about inspection findings"
- "Write a script for calling the buyer about the roof issue"
- "Create a timeline update for both parties"
- "Draft the inspection response letter"
All outputs will automatically reference the property, parties, and situation.
Why This Works
Without a Deal Sheet:
You: "Write an email to the seller about the inspection."
AI: "Dear Seller, I wanted to reach out regarding the recent inspection of your property..." (Generic garbage)
With a Deal Sheet:
You: [Deal Sheet pasted] + "Write an email to Linda about the inspection findings."
AI: "Linda - Inspection came back with a few items. Nothing structural, but the Johnsons are asking about the roof. I'll have a full breakdown ready for our call tomorrow..." (Actually useful)
Deal Sheet Quick Version
For simpler deals or quick questions:
DEAL: 123 Main St, $500k, under contract.
SELLERS: Nervous, relocating.
BUYERS: FHA, first-time, picky inspector.
STATUS: Waiting on roof quote.
GOAL: Keep the deal alive.
Even a minimal Deal Sheet beats retyping details every prompt.
Common Deal Scenarios
Price Reduction Needed:
STATUS: Active 45 days, 12 showings, 0 offers
FEEDBACK: "Price too high for condition"
GOAL: Get seller to agree to $25k reduction
Inspection Negotiation:
STATUS: Inspection complete, $18k repair estimate
KEY ISSUES: Roof (8 years left), HVAC (needs service), deck (rotting boards)
BUYERS' POSITION: Asking $12k credit
GOAL: Negotiate credit without losing deal
Appraisal Gap:
STATUS: Appraisal came in $30k under contract price
BUYERS: Have $15k additional cash available
SELLERS: Firm on price, multiple backup offers
GOAL: Bridge the gap or renegotiate
Pro Tips
One chat per deal: Keep transaction discussions separate so context doesn't mix.
Update as things change: Add new developments to the Deal Sheet as the transaction progresses.
Include emotional context: "Sellers are stressed" or "Buyers are first-timers" helps AI calibrate tone.
Combine with Context Card: Paste your Context Card first (who you are), then Deal Sheet (what you're working on).
Layering Context
For maximum effectiveness, layer your context:
[Your Context Card - who you are]
[Deal Sheet - this specific transaction]
[Your question]
Example:
You are a Nashville agent. Direct style, short sentences, no fluff.
DEAL: 456 Oak, $650k. Sellers motivated, buyers FHA. Inspection found HVAC issues.
Draft an email to the listing agent requesting a $5k credit for the HVAC.
From Section 5: Context Engineering — AI Acceleration Course