Hosted by national social media moderator and community activist denise moore
We meet 6:00-8:30pm, 3rd Thursdays. Since the pandemic, usually meetings are virtual/online.
We meet 6:00-8:30pm, 3rd Thursdays. Since the pandemic, usually meetings are virtual/online.
You are invited! Our monthly general meetings are open to the community!
A successful real estate investors association (REIA) such as the REIA of Detroit MI consists of extremely active & highly engaged peers that are focused on seeking out constant professional development. We have members that operate in the big city and the suburbs.Whether you own or manage rentals, wholesale or flip contracts, rehab properties, buy/sell performing/non-performing notes, oversee maintenance & home security issues, etcetera, you can trust us to host guest speakers that are licensed and/or experienced. Our members gain insider secrets & unique vantage points. The needs of our members are efficiently tracked so that interests & concerns related to finding the current rules, laws, and data sources are addressed. We believe in continuous knowledge building.
We bring in guest speakers to inform us on "hot topics" and "best practices" to be successful long term. If you know of volunteer speakers that have relevant topics on real estate that are willing to share then please tell us via the web link below. Also, if you have any group meeting topic ideas, please use the web link below. We appreciate it! https://forms.gle/BKashcWfKs6JiLzc7
As the REIA meetings are paid events we do not publish free recordings to be fair to those who paid but audio recordings are available for a mere $5 purchase. However here is an "amateur" video snippet that was donated by one of our members for you to see about 50% of a "sneak peek" into the January 2020 CONTRACTOR PANEL: https://www.youtube.com/watch?v=of6cW0bXTpU
Disclaimer:
The website meetup.com has another group that uses the same organization name that we have once we moved away from that platform. Please note we are NOT a part of that website any longer nor are we a part of the organization that is represented on that website. That being said, we still own the website / domain name and legal name formally.
LANDLORD INFO:
Property manager tasks, duties, and minimum conduct expectations when managing properties that you do NOT own:
Related official real estate and property manager definitions:
Fair Housing Information:
https://fairhousingdetroit.org/ (Has updates and advice on local city/township rules & regulations)
https://www.michigan.gov/mshda/0,4641,7-141-5564_46919-363585--,00.html
https://www.hud.gov/program_offices/fair_housing_equal_opp/fair_housing_rights_and_obligations
https://detroitmi.gov/Portals/0/docs/HousingAndRev/2009%20AI.pdf?ver=2015-08-31-130547-140
Detroit’s Guide to Landlord-Tenant & Fair Housing Laws – Includes all federal and state categories of fair housing, plus public benefit status, sexual orientation, and gender identity https://detroitmi.gov/sites/detroitmi.localhost/files/2020-11/Detroit%20e-Brochure%20-%20Landlord-Tenant%20and%20Fair%20Housing%20%28Oct.%202020%29.pdf
Detroit Fair Chance Ordinance (for Tenants with criminal backgrounds)
MI Landlord-Tenant Handbook:
https://www.legislature.mi.gov/Publications/tenantlandlord.pdf
36th District Court Landlord-Tenant Case Search:
https://www.36thdistrictcourt.org/online-services/case-inquiry-schedule
36th District Court Officers (& we recommend veteran Carlton Carter after the judge signs the Order of Eviction):
https://www.mcodsa.com/general/custom.asp?page=91
Section 8 / Housing Choice Voucher - MI Landlord Guidelines:
https://www.michigan.gov/mshda/0,4641,7-141-5555_41607---,00.html
Section 8 / Housing Quality Standards (HQS) - Property Inspection Checklist
https://www.hud.gov/sites/documents/DOC_11775.PDF
Detroit Landlord Approval Info - Certificate of Compliance, Rental Inspections & Lead-Based Paint Risk Assessments:
Detroit Short Term Rental (Air BNB) Ordinance
Detroit Property Maintenance Code - For Rental Inspections (scroll down on this page to the bottom to get to pdf file/ link):
EPA's lead-based paint pamphlet for occupants of dwellings built BEFORE 1978 in Michigan
(& tenants must get copy attached to their very first lease if rental was built before 1978):
https://www.epa.gov/lead/protect-your-family-lead-your-home-english
MI Dept of Civil Rights - Service Animals vs Emotional Support Animals:
(Only two questions that landlords are allowed to ask)
https://www.michigan.gov/mdcr/0,4613,7-138-74964---,00.html
MI Dog Bite Law - Landlord / Owner vs Tenant Liability:
Detroit Water and Sewerage Dept (DWSD) - Landlord Info to Turn On/Off Tenant Direct Billing:
RENOVATION AND/OR REHABILITATION (a.k.a. REHAB) INFO:
FHA - Info on the Prohibition on Flipping Real Estate Within 90 Days of Acquisition:
Detroit Applications for Historic Districts, Finished Basements, Roofs, Decks, Sidewalks/Driveways, etc.
Detroit Applications to Pull Permits for Building, Electrical, Mechanical, HVAC, Plumbing, Boiler, etc.:
https://detroitmi.gov/search?search=permit+application
MI Lien Waivers and Sworn Statements to Certify Labor on Rehab/Renno Projects (usually for commercial real estate):
https://www.michigan.gov/documents/mdot/MDOT_Sworn_Statements_and_Waivers_of_Lien_Forms_427408_7.pdf
MI Information on Mechanic's Lien, Notice of Commencement, and Notice of Furnishing (usually for commercial real estate):
Detroit Property Maintenance Code (scroll down on this page to the bottom to get to pdf file/ link):
EPA's lead-based paint pamphlet for occupants of dwellings built BEFORE 1978 in Michigan:
https://www.epa.gov/lead/protect-your-family-lead-your-home-english
Denise's Old Basics on Renovating Houses for Rehabbers to Consider Before Seeking 1st Project:
https://docs.google.com/presentation/d/1DnkItErG2wnw1r4NzEKj779pqXsml19NkV9ooxqVJPs/edit?usp=sharing
MI License Verification Search - Blue Collar (Electrical, Mechanical, Plumbing, Boiler, Builder, etc.):
https://www.michigan.gov/lara/0,4601,7-154-89334_10575---,00.html
REAL ESTATE INVESTOR AND BUYER INFO -
Issues that need to be reviewed BEFORE making offers to property owners:
Detroit Search for Blight Tickets:
https://app.detroitmi.gov:8443/DAHOnline/
Detroit Property Maintenance Code (scroll down on this page to the bottom to get to pdf file/ link):
Wayne County Search for Overdue / Back Property Taxes:
https://pta.waynecounty.com/Home/PropertySearch
MI Property search by owner/ address/ parcel # to look up CURRENT CITY TAXES OWED, school district, legal description, sale history, assessed value, taxable value, state equalized value, land value, year built, square footage of real estate, tax bill mailing address, etc. (and note there is a $2 fee for Detroit, MI & Highland Park, MI look ups):
https://bsaonline.com/MunicipalDirectory
Detroit Demo List Deferral Info on Abandoned Buildings:
Wayne County Land Records Search (to query for recordings of deed type, judgments, liens, mortgages, investigating timeliness and/or appropriateness of various recorded documents, etc. - if not working with title co):
https://www.waynecountylandrecords.com/recorder/web/
Wayne County Register of Deeds - How to Record Documents (if not working with title co):
https://www.waynecounty.com/elected/deeds/document-recording.aspx
Wayne County Register of Deeds - Deed Fraud Complaints (if not working with title co):
https://www.waynecounty.com/elected/deeds/complaint-submission-form.aspx
MI approved notary look up / search:
https://www.michigan.gov/sos/0,4670,7-127-1640_14837_23708-85862--,00.html
MI approved virtual and electronic notary vendors:
https://www.michigan.gov/sos/0,4670,7-127-1633_95527-512986--,00.html
MI Land Contract info and associated maximum loan rates:
https://www.michigan.gov/documents/cis_ofis_ceilings_24956_7.pdf
Detroit Interactive Map - showing neighborhoods / subdivision boundaries and district boundaries, for verifying comps:
https://data.detroitmi.gov/datasets/neighborhoods?geometry=-83.644%2C42.264%2C-82.557%2C42.442
https://detroitmi.gov/webapp/interactive-district-map
MI business entity look up resources, if seller is NOT an individual (in addition to checking LinkedIn & various social media):
https://cofs.lara.state.mi.us/SearchApi/Search/Search
IRS informational video on The Foreign Investment in Real Property Tax Act of 1980, also known as FIRPTA, regarding buying from (not selling to) a foreign owner
https://www.irsvideos.gov/Individual/education/FIRPTA
Landgrid / land survey investigatory tool:
Flood map investigatory tool:
https://www.fema.gov/flood-maps
Sinkholes USA non-interactive map:
https://www.usgs.gov/special-topics/water-science-school/science/sinkholes
REAL ESTATE INVESTOR AND BUYER INFO -
Issues usually looked at after an offer is accepted by the seller but BEFORE the CLOSING:
MI Property Checklist - For RETAIL Buyers That Already Have an Inspection Report from a Property Inspector:
https://www.michigan.gov/documents/mshda/HUD_Property_Checklist_418922
Have general seller disclosures completed before closing:
For Michigan dwellings built before 1978, have lead paint disclosure done before closing:
https://www.michigan.gov/documents/landbank/lead_base_paint_disclosure_423990_7.pdf
Detroit Water and Sewerage Dept (DWSD) - Real Estate Closing & Final Meter Read Info (if not working with title co):
MI Law on Squatting is Illegal (so 1st call local Police to get rid of squatters):
MI Law on Squatters may bring legal actions against owner for possession after fifteen years:
Detroit - Property Tax Assessor's FAQs on appealing taxes, splitting/ combining taxes, tax calculations, etcetera:
MI License Verification Search - White Collar (Accountants, Architects, Appraisers, Surveyors, Real Estate Pros, etc.):
https://www.lara.michigan.gov/colaLicVerify/
REAL ESTATE INVESTOR AND BUYER INFO -
Issues that may or may not need attending to immediately AFTER closing:
Detroit - Property Transfer Affidavit form & info (to ensure new owner gets property tax bills - if not working with title co):
Detroit Online Request to Report Blocked Basins, Sinkholes, Sewer Cave-Ins, Missing Manhole/Catch Basin Covers, Water Main Breaks, Potholes, Street Light Out, etc.:
https://detroitmi.gov/webapp/improve-detroit-report-issue-online
Detroit Online Search - Trash, Recycling, Yard and Bulk pick up dates & how to properly dispose of certain items:
https://detroitmi.gov/departments/department-public-works/refuse-collection/bulk-yard-waste
Detroit Police Dept - Precinct Locations AND Neighborhood Police Officer Look Up (but call 911 for emergencies):
https://detroitmi.gov/departments/police-department/precincts-and-neighborhood-police-officers
EPA's lead-based paint pamphlet for occupants of dwellings built BEFORE 1978 in Michigan:
https://www.epa.gov/lead/protect-your-family-lead-your-home-english
MI Dept of Insurance & Financial Services (DIFS) Complaints:
https://www.michigan.gov/difs/0,5269,7-303-12902_12907---,00.html
MI Real Estate Agent Complaints - scroll half way down on this web page (but call managing broker 1st to resolve issues):
https://www.michigan.gov/lara/0,4601,7-154-89334_72600_73836---,00.html
REPUTABLE SOCIAL MEDIA SITES:
There are many FREE and useful social media platforms to join for online/ virtual professional development. It is suggested that one starts with these sites if you are a newcomer and then add others later. ALWAYS do a key word search before posting a question! NEVER feel obligated to purchase any products or services ever! RESEARCH any information from social media before implementing! Do due diligence and be vigilant!
https://www.facebook.com/groups/WholesalingFT/
https://www.facebook.com/groups/MetroDetroitRealEstateInvestorsGroup/
https://www.youtube.com/channel/UCcsj9IjfX7-fhzLZRPtWo1Q/videos
https://www.youtube.com/user/savehouses/videos
https://www.youtube.com/user/BiggerPockets/videos
POSSIBLE MOTIVATED SELLER LEAD INFO:
Wayne County Probate Court FAQs for Real Estate Heirs Who May/ May Not Want to Sell:
http://wcpc.us/Info/FAQ/estate.htm
Wayne County Probate Court Case Search:
https://public.wcpc.us/eservices/home.page.2
MI Preforeclosure Timeline and FAQs - info for real estate owners who are way behind on mortgages:
https://www.michigan.gov/mshda/0,4641,7-141-45866-177816--,00.html
Wayne County - Property Tax Auction FAQs:
https://www.waynecounty.com/elected/treasurer/auction.aspx
Wayne County - Lists of Properties Subject to Property Tax Foreclosures:
https://www.waynecounty.com/elected/treasurer/forfeited-property-list.aspx
Wayne County - Delinquent Property Tax Lien Search:
http://legalnews.com/detroit/tax-liens/
MI Bankruptcy Exemptions on Real Estate - info for real estate owners who are in major financial trouble:
Detroit Open Data Portal - for example do key word search on words like "code violation":
Always scrub all leads you plan to call/ text/ do ringless voicemails against the federal and state DNC lists as well as the litigators list before reaching out to property owners in order to avoid unnecessary litigation/ liability:
https://www.consumer.ftc.gov/articles/0108-national-do-not-call-registry
https://www.michigan.gov/ag/0,4534,7-359-81903_20942-252775-00.html
Only call, text, and/or send ringless voicemails between 8am and 9pm of the call recipients' time zone:
https://www.sec.gov/reportspubs/investor-publications/investorpubscoldcallhtm.html
NON-TRADITIONAL REAL ESTATE CONTRACTS INFO:
Wayne County Glossary of Terms for Investors:
https://www.waynecounty.com/elected/deeds/real-estate-glossary-of.aspx
Call/Text the REIA office at the phone number in the footer of this web site for referrals to investor-friendly title companies and lenders that are used to processing non-traditional agreements such as lease options, subject to's, contract assignments, land contracts, double/ simultaneous closings, split/ blind HUDs, etcetera, as appropriate document handling is strongly recommended before closing.
See an attorney licensed in MI that is very experienced for questions on legal obligations and contract verbiage as well as to provide contract templates and/or contract verbiage. Have the intent and capacity to close on every lease and/or purchase agreement that you sign, whether or not unforeseen circumstances cause cancellation/assignment in the end, by established relationships with lenders and/or your own funds. Assignors need to ensure valid seller/owner signature(s) as well as consideration are already in their contract before offering said agreement to Assignees.
Consider adding any of these OPTIONAL contingencies in agreements as needed such as: sale price cannot exceed appraisal value, seller providing clear title, buyer's financing approval (if not paying with all cash), buyer's inspection approval, buyer's right to have access to premises during due diligence period, buyer's right to assign, buyer's right to final walk through on the day of closing, property to be vacant upon closing, property to be broom clean upon closing, seller to provide lease with move in checklist and tenant payment ledger (if occupied), etcetera. See licensed attorney for help.
Seller(s) cannot approve / sign off on anyone else to circumvent state law and publicly advertise their property for sale / lease except via a signed agreement with a licensed real estate professional.