Find. Analyze. Acquire.
Source the opportunity, pressure-test the numbers and choose financing that fits the strategy.
Underwriting Discipline & Direct Sourcing
We pressure-test property values, evaluate rehab scopes with local contractor benchmarks, and structure deals for reliable cash flow and equity capture.
From Lead to Acquisition
A disciplined transactional sequence protecting your capital and verifying property condition before closing.
Source opportunity
Filter through off-market leads, equitable contracts, distressed situations, or stabilized turnkey assets.
Verify property/deal data
Validate title status, existing liens, occupancy ledgers, municipal code compliance, and mechanical age.
Model repairs, value and cash flow
Calculate realistic scope of work, holding costs, ARV comps, and conservative net operating income.
Choose capital structure
Deploy cash, secure DSCR mortgage funding, utilize hard money bridge debt, or structure creative seller terms.
Offer, diligence and close
Execute state-compliant assignment or purchase agreement, inspect swiftly, and close at insured Michigan title.
Understanding Our Sourcing Channels
Clear distinction between proprietary equitable contracts, community distress leads, and open-market listings.
Tier 1: Terms-Controlled Inventory
Properties owned directly or exclusively under bilateral equitable contract by Terms Real Estate. Direct assignment or fee-simple purchase with verified title commitments and firm pricing.
Tier 2: Community-Submitted Opportunities
Direct-to-seller leads routed through our homeowner distress intake network. Raw off-market situations requiring negotiation, custom deal structuring, or direct rehab execution.
Tier 3: Public Retail & MLS Inventory
Properties listed publicly across Michigan MLS boards where Joshua Anthony Ransom delivers full-service investor representation, comps analysis, and strategic offer submission.
Pressure-Test the Numbers Before Making an Offer
Never gamble on emotional projections. Use proven institutional metrics to establish your offer ceiling.
Maximum Allowable Offer (MAO)
Disciplined wholesale and flip underwriting ceiling ensuring capital protection before submitting binding earnest money.
Debt Service Coverage Ratio (DSCR)
Measures property cash flow capacity without personal W-2 income verification. Target 1.20x+ for optimal interest rate pricing.
Conservative Cap Rate & Expense Reserves
Accurate net operating income accounting for true Michigan property tax uncapping and harsh freeze-thaw maintenance reality.
Access the T.E.R.M.S. Vault Calculators
Run live MAO, Cap Rate, and Mortgage payment calculations directly inside our investor toolbox.
Frequently Asked Questions by Investors
How does Terms Real Estate handle contract assignments?
We operate with strict transactional transparency. All assignment contracts clearly state the equitable purchase price, assignment fee, earnest money deposit requirements, and closing deadline. Closings take place at reputable Michigan title agencies with full title insurance policies.
What are the municipal rental inspection requirements in Southeast Michigan?
Municipalities such as Detroit, Flint, Pontiac, and Lansing require rental properties to be registered and pass local municipal safety and exterior inspections. In Detroit, properties built prior to 1978 also require lead-based paint hazard clearances to obtain a formal Certificate of Compliance.
Can out-of-state investors purchase turnkey properties remotely?
Yes. A large percentage of our investor network resides out-of-state. We provide digital walkthroughs, third-party inspection access, documented tenant ledgers, and direct introductions to vetted local property managers and insured contractors.
What is required to join the verified Terms VIP Buyers list?
We require proof of liquid funds (bank statement), an active line of credit or hard money commitment letter, your specific geographic/asset-class buy box, and readiness to execute contracts with standard 7–14 day closing windows.
Ready to Scale Your Michigan Portfolio?
Speak directly with Josh to join our vetted buyer list and review upcoming wholesale contracts, or ask Alfred to stress-test your deal numbers, DSCR ratios, and rental yield projections.