The Network Buyer Program lets you contract at the price an institutional buyer would pay — without putting your portfolio on the open market. We sign as principal, then either close ourselves or assign to a vetted buyer in our network. Same certainty of close as a direct sale, often a meaningfully higher exit price.
Offer Now Michigan signs a binding purchase agreement with you as the named buyer. The contract includes an assignment clause that lets us bring an institutional buyer to the closing table — or close it ourselves if that path is faster.
If our internal underwriting clears, or if a network buyer doesn't materialize within the diligence window, Offer Now Michigan closes the transaction directly with our own capital. Earnest money is forfeited if we walk — your downside is protected.
Your contracted price is paid in full at closing.
We confidentially shop the contract to vetted institutional buyers under NDA. If one accepts, the contract is assigned and they close at the price you agreed. We earn the difference between your contract price and the institutional sale price.
Your contracted price is paid in full at closing.
Either way, you receive the contracted price. The choice between paths is ours, not yours — you don't carry market risk or the uncertainty of waiting for a buyer to show up.
An owner with 22 SFRs across Wayne, Oakland, and Macomb. Built between 1962 and 1985. All currently tenanted. Owner is exploring exits but doesn't want public marketing or disruption to occupancy.
Total ARV $3.74M · Stabilized NOI $249,600 · ~$400K of deferred maintenance · Average rent $1,455/door.
Using the same 22-door portfolio, here's how all three exit paths compare on price, timeline, certainty, and disruption.
| Direct Cash to ONM | Network Buyer Program | Listed to Investors (MLS) | |
|---|---|---|---|
| Contracted price | $2,505,000 | $2,900,000 | ~$2,950,000–$3,200,000 |
| Commission paid | $0 | $0 | ~$180,000 (6%) |
| Concessions / repair credits | $0 | $0 | $50,000–$120,000 |
| Holding cost during process | ~$10,000 | ~$18,000 | ~$60,000 |
| Estimated net proceeds | $2,495,000 | $2,882,000 | $2,650,000–$2,890,000 |
| Timeline to close | 30–60 days | 60–90 days | 4–8 months |
| Buyer financing risk | None | None | Significant |
| Confidentiality | Full NDA | Full NDA | Public listing |
| Tenant disruption | None | None | Heavy showings |
| Deal-fall-through risk | Minimal | Minimal | High |
The Network Buyer Program nets within the upper range of public listing outcomes, with none of the public-market downside: no commission, no concessions, no fall-through risk, no tenant disruption.
Network pricing is built around the volume and quality institutional buyers need. Smaller portfolios usually do better through a direct cash sale; larger or higher-quality portfolios are where the network advantage shows up.
We close the deal ourselves at your contracted price. The earnest money structure protects you — if Offer Now Michigan walks for any reason inside the contract terms, you keep the earnest deposit. The risk of finding a network buyer is ours, not yours.
It varies by deal — typically 3–8% above the network contract price, depending on the portfolio quality and how aggressively institutional buyers are bidding for SFR exposure in your specific submarket. Your number doesn't change based on what we make; the spread is between us and the institutional buyer.
The Network Buyer Program operates as a principal-based transaction, not as brokerage. Offer Now Michigan is the named buyer in your contract, with our own balance sheet and earnest money on the line. Assignment of a real estate contract by the contracted buyer is a standard, legal practice that does not require a real estate broker license in Michigan. We are not a licensed real estate broker and do not list properties or represent buyers or sellers as agents.
Once the contract is assigned, the institutional buyer steps into the same obligations Offer Now Michigan had — including earnest money already in place. The contract enforces the same closing terms regardless of who's on the buyer side at closing. If a network buyer walks before assignment, Offer Now Michigan closes directly at the agreed price.
Yes. The buyer of record on the warranty deed will be either Offer Now Michigan or the institutional assignee. Their entity name appears on closing documents. Some institutional buyers prefer to remain confidential pre-close, but their identity is fully disclosed before closing.
The Network Buyer Program typically isn't the right fit below 20 doors — institutional buyers don't underwrite small portfolios because diligence cost outweighs deal size for them. For smaller portfolios, the direct cash path is usually faster and nets nearly the same. We'll tell you honestly which path fits.
Tell us about your portfolio. We'll run both pricing methods, propose direct and network options, and help you decide which path fits your situation.
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