Cap rates vary widely by neighborhood and property condition. Stable Detroit single-family rentals commonly trade in the 7–10% cap range, with some smaller multi-family product reaching 10–14% depending on location and rent assumptions. Anything dramatically higher than that is usually flagging condition risk, location risk, or aspirational rent assumptions. The number that matters more than cap rate is whether the actual cash flow holds up under realistic operating expenses, vacancy assumptions, and CapEx reserves.

Yes. BRRRR (Buy, Rehab, Rent, Refinance, Repeat) works in parts of Detroit, but it's harder than the playbook makes it sound. The key tension is appraisal — you need the rehab to support enough refinanced value to pull most of your initial capital back out, and Detroit appraisals can be conservative. We work through BRRRR deals by setting realistic post-rehab value expectations upfront, structuring rehab scope to maximize appraisal lift (not just aesthetic improvement), and lining up the refinance product before the rehab is complete.

For conventional financing on a single-investment property, expect 20–25% down. DSCR loans typically require 20–25% down as well, but qualify based on the property's rental income rather than your personal income — useful for self-employed investors or those with multiple properties already on their personal financials. Portfolio loans through certain lenders can go as low as 15% in some cases. Hard money for fix-and-flip is a different animal — typically 10–20% down with much higher rates.

For out-of-state investors I run video walkthroughs of every property under consideration before any offer. The video is recorded and shared, not just live FaceTime — so you have a permanent record. For inspections, I coordinate with vetted Detroit-area inspectors who do investor-focused inspections (focus on systems, structure, and capital expenditure reality, not minor cosmetic issues). Inspection reports include video supplement, not just photos. After acceptance, I quarterback the closing logistics including any local document handling.

Yes. First deals are usually the highest-friction because you're learning the math, the contract process, the financing options, and the property-condition assessment all at once. The dual-license model is especially useful here because you have one person walking you through both the real estate and financing layers. The first deal is rarely the most profitable — it's the foundation that lets you do the second and third deals faster and better.

Yes — Michigan is a popular 1031 destination for out-of-state investors trading out of high-priced low-yield markets (Bay Area, Seattle, NYC, Boston) into higher-yielding cash-flow markets. The 1031 mechanics work the same as any other state, but timing is critical: you have 45 days to identify replacement property and 180 days to close. We structure the property search around those windows, coordinate with your QI (qualified intermediary), and align financing to close inside the window. If you're considering a 1031 into Michigan, the conversation should happen well before you list your existing property.

Real estate agent commission is paid by the seller in standard transactions. For investor transactions specifically, commission structures can vary — for new construction or off-market deals, structures may differ. On the mortgage side, fees are disclosed in the Loan Estimate as required by federal law. There's no upfront cost to start a strategy session, and there's no commitment after the conversation. The only "cost" before any transaction is your time on the strategy call.