Hermes Starter: Local + Cloud AI Deal Agents
An installable agent runner that works a real estate deal end to end, source to manage, on models you run. The private work stays on a local model on your own machine. Only the hard parts escalate to the cloud, and anything sensitive is local-only and fails closed.
Built for technical operators who want to self-host. No paid API key to run the local path. Pure Python, nothing to install. This is the starter version of the always-on fleet we build for clients, not a copy of it.
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Why local + cloud, and why now
The resilient move is to own your stack: keep the cheap, private work local, escalate only the hard parts, and never have a single point of failure. As of 2026 the local models are finally good enough to make that real for a scoped deal agent.
The private work stays home
Sourcing, screening, underwriting, diligence, asset management. The cheap, high-volume 60 to 70 percent of a deal team's work runs on a local model on hardware you already own. No tokens billed, no data leaving the building.
The cloud is a booster, not a dependency
Only the hard synthesis, the IC memo, or an oversized context escalates to a frontier model, and only when you opt in. One config line moves any agent between local and cloud.
Fail closed on anything sensitive
Argus and its tenant data are local-only. If the local model is down, the runner refuses to fall back to the cloud and fails closed. That is the privacy guarantee, demonstrable with no key.
Size stopped predicting capability
A 3GB local model now handles scoped agent work that used to need a datacenter. The kit ships a verified, honest model matrix so you run the right model on the hardware you have.
The seven agents
The full deal lifecycle, reframed as run them yourself, 24/7. Each agent ships a drop-in system prompt and, where there is math, a deterministic Python script so the numbers are correct even on a tiny local model.
Sage · source
Scores every inbound deal against your mandate and returns kill, watch, or pursue. Runs 24/7 so only the deals worth a human reach you.
Forge · screen
Rapid go/no-go on the value-add spread, stabilized yield-on-cost over the exit cap, plus the early structural flags.
Atlas · underwrite
Full underwrite, NOI to five-year IRR, and the exact price that clears your hurdle. The math is real Python, not a guessed token stream.
Echo · market
Loss-to-lease, comp position, and the supply pipeline read, separating real embedded upside from hopeful upside.
Argus · diligence
Scans the rent roll and T-12 for red flags. Local-only by default, because tenant data should never leave your machine.
Rex · memo
Synthesizes the team into one IC recommendation, with the bid that clears the hurdle and the conditions to clear first.
Ledger · manage
Trailing-12 NOI variance against budget, called plainly before it surprises an LP.
The local to cloud router
Each agent is assigned an endpoint in one config block. Switch a model without touching code. Mark anything sensitive local-only and it fails closed instead of quietly leaving the machine.
config.yaml
agents:
atlas: # underwriter
route: local
fallback: [local, cloud] # escalate only if local fails
argus: # diligence, reads tenant PII
route: local
local_only: true # NEVER falls back to cloud
rex: # the one hard-synthesis step
route: cloud
fallback: [cloud, local]Run the sample deal end to end with no key:
python3 -m hermes.run demo # full pipeline, bundled mock, zero keys python3 -m hermes.run route-demo # see the three routing branches
Then install Ollama or LM Studio, point one config line at it, and the same pipeline runs on a real local model. The verified model matrix tells you which model fits your hardware.
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