Offer Now Michigan operates as a local sourcing arm for funds, REITs, and family offices scaling SFR exposure in Michigan. We aggregate fragmented small-portfolio supply into clean, underwritable packages that match your buy-box — and deliver them with standardized data, clean title, and bulk closing structure.
We acquire from owners under our own contracts and deliver portfolios to you as principal. That gives you a single counterparty, clean chain-of-title, and pricing structured around the institutional sale — not commission economics.
Continuous outreach to 5–500 door owners statewide. Off-market only — no MLS, no auction sites, no public listings.
Group sourced supply into packages that match your geography, vintage, ARV, and yield criteria. Filter against concentration limits and quality thresholds.
Standardized underwriting package per asset. Single bulk closing. Property management transition coordinated. Clean handoff.
Before sourcing begins, we document your acquisition criteria across seven dimensions. Every property delivered is tagged against this matrix so your underwriting team isn't reverse-engineering fit on a per-asset basis.
| Dimension | Typical institutional range | Our default filters |
|---|---|---|
| Geography | Wayne / Oakland / Macomb / Grand Rapids / Lansing | Submarket-clustered, < 90 min drive between assets |
| Asset type | SFR 2–4 bed, occasional 2-unit | SFR primary; multifamily on request |
| Vintage | 1950+ (most institutional capital won't buy pre-war) | 1955+ default |
| ARV per door | $120K – $250K (varies by submarket) | Configurable, indexed to fund's IRR target |
| Going-in cap rate | 6.5% – 7.5% (institutional comp range) | Delivered at 8.0%–9.0% — 100–200 bps wide of market |
| Occupancy at delivery | ≥ 85% | 92%+ typical, vacant doors disclosed and priced |
| Capex per door | $5K – $25K (light to moderate value-add) | Pre-priced into package; not surfaced as DD finding |
The marquee mandate profile: a fully-aggregated, institutional-scale SFR delivery built around premium suburban submarkets, newer vintage, and durable rent profile.
Built 1990–2005 · Predominantly B+/A-class · 94% occupied at delivery · Premier suburban corridors · Capex pre-priced.
A high-quality, geographically concentrated package aimed at funds and family offices that prioritize submarket quality and rent durability over scale.
Built 1998–2012 · Predominantly A-class · 96% occupied at delivery · Walkable inner-ring suburbs · Light value-add.
Every property delivered with consistent diligence. Your underwriting team works against a clean, normalized data set — not a stack of mismatched seller spreadsheets.
Mandates are flexible. Most institutional clients start with a single-package engagement to test fit, then move to a continuous origination or co-investment structure as the relationship matures.
One-off mandate for a defined package size. We aggregate, deliver, close. Best for first-time relationships or specific tactical deployments.
Typical: 25–50 doors · 60–120 days
Ongoing pipeline mandate. We deliver packages on a defined cadence (monthly, quarterly) up to an agreed cap. Best for funds with active deployment schedules.
Typical: 100–500 doors · 6–18 months
We retain a sponsor stake alongside your capital. Aligned interests on stabilization, occupancy, and yield. Best for value-add or operator-aligned mandates.
Custom · Negotiated terms
Offer Now Michigan operates as principal — we acquire from owners under our own contracts and deliver to you. Our economics are the spread between our acquisition cost and the institutional sale price. There are no separate per-door fees or commissions on top of the package price you see. Pricing is fully transparent and documented.
For a 25-door package, 60–90 days from mandate sign to delivery. For 50 doors, 4–6 months. For continuous origination at 100+ doors, expect monthly or quarterly tranches after a 30-day pipeline build. Aggregation pace is a function of mandate flexibility — narrow buy-boxes take longer.
Title is taken at our intermediate close, then transferred to your designated entity at the bulk close. Or, where appropriate, contracts are assigned and your entity takes title directly from the original seller. Either path produces clean chain-of-title. Title insurance is procured for each parcel and reissued for the bulk transfer.
Yes. We coordinate the management hand-off to your designated operator at closing, including tenant notification, security deposit transfer, lease packet delivery, and a 30-day overlap period. Most institutional clients use existing third-party operators; we don't require captive management.
Mutual NDA, then a sample data tape from a recently sourced asset, our buy-box framework, and our standard mandate template. After mandate sign, we begin pipeline build and deliver weekly progress updates. No portfolio data or seller identities are shared with multiple buyers — exclusivity is enforced from day one.
Yes. For mandates that require us to warehouse and stabilize ahead of bulk transfer, we deploy our own and partner capital. This adds 30–90 days to the timeline but produces a fully stabilized package at delivery, which most institutional underwriting prefers.
Send us your buy-box. We'll respond with a sample data tape from comparable recently sourced inventory, our standard mandate template, and proposed economics within five business days.
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