Use AI for the record and numbers side of due diligence, and keep title, environmental, physical condition and legal review with licensed professionals. Titleman pulls the property record (owner of record, sales, recorded debt and liens, permits) for each address, checks zoning by address and ties the seller's documents to the market in an underwriting run, naming what it could not find instead of filling it.
Updated 19 October 2026. Published by Titleman, which makes one of the tools compared.
Split the checklist
| Diligence item | AI can draft it | Who confirms it |
|---|---|---|
| Owner of record, recorded mortgages and liens | Yes, from the property record where the county has it | Title company |
| Zoning and permitted use | Yes, zoning check by address | Zoning attorney or a zoning letter |
| Permits on the parcel | Yes, with dates | Your team on site |
| Rent roll, T-12 and offering memorandum tie-out | Yes, in an underwriting run | Your analyst |
| Comps and a value opinion | Yes, each with a source | Appraiser, if the lender requires one |
| Tenant estoppels | No | Tenants sign them |
| Phase I environmental | No | Environmental consultant |
| Physical condition | No | Property condition engineer |
| Leases and contract review | No | Attorney |
How it runs
- Property passport. One per address: parcel, owner of record, sales, recorded debt and permits, with dates. No model on that path.
- Underwriting. About 58 minutes by measured median: documents checked against each other and the market, comps, live Excel model, gaps named. Runs are not deterministic, so a person reviews.
Medians measured on production runs in the 30 days to 18 October 2026; a median, not a promise. Records come from 2,100+ sources. Titleman is not a law firm and not an appraiser; its outputs are drafts for a licensed professional on your team to review.
Options compared
| Option | Best for | What it does | Where it stops | Pricing model |
|---|---|---|---|---|
| Analyst by hand | Small deals and familiar markets | Pulls records and reconciles files | Slow under a tight diligence window | Salary time |
| General chatbot | Summarizing a lease or report you paste | Answers in chat | Figures are not traced to records | Monthly seat subscription |
| Third-party reports | Title, environmental, condition, appraisal | Licensed professional findings | Scope fixed per report | Fee per report |
| Titleman | Records, zoning and numbers side | Passport, zoning check, underwriting, comps; Excel plus PDF | No title opinion, environmental, condition or legal work | Credits per run; ask on a demo |
Where another option is better: every "No" row above.
FAQ
What part of due diligence can AI do?
The record and numbers side: owner of record, recorded debt and liens, permits, zoning by address, the tie-out of rent roll, T-12 and offering memorandum, comps and a value opinion.
What does AI not replace in due diligence?
Title review, Phase I environmental, physical condition, estoppels and legal review of leases and contracts. Those stay with licensed professionals.
What does a property record include?
A Titleman property passport lists parcel, owner of record, sales, recorded debt and permits for each address, with dates.
What happens when a record cannot be found?
It is named as a gap rather than filled with a guess, so your team knows exactly which document or answer to chase before closing.
Is Titleman a law firm or an appraiser?
No. Its outputs are drafts for a licensed professional on your team to review, and it does not replace legal advice or a licensed appraisal.
More on this: the best AI tools for real estate investors, AI due diligence coverage and gaps, what a Phase I environmental site assessment is, what an estoppel certificate is and real estate due diligence software. To run it on one of your deals, request a demo.