“I sold two real estate notes to you for my clients. Each of the mortgages had real problems. You handled the transactions in a professional manner and served my clients well.” DS,Flint, MI

American Funding Group’s Michigan Note Buyers have helped Michigan land contract holders and Michigan mortgage note holders convert long-term payments into immediate cash. Whether your property is in Detroit, Grand Rapids, Lansing, Ann Arbor, Flint, or a smaller community, we provide clear answers, fast offers, and a smooth process from start to finish.

• Veteran Owned
• BBB A+ rated
• 30+ years’ experience
• Buying “tough” notes which other buyers walk away from
• No brokers, No commissions. No pressure

How Michigan’s Real Estate Market Affects Your Note

Michigan has one of the most unique real estate landscapes in the country. From fast-growing cities like Grand Rapids to the complex, block-by-block variability of Detroit, market conditions influence the value of your real estate note.

Detroit Metro — High Variability

Detroit Metro has strong buyer demand… but as some buyers can’t qualify for traditional financing, the risk of default is increased.

Grand Rapids — Steady Growth

Grand Rapids will often command higher offers because properties hold value well and borrowers tend to be more consistent.

Lansing & Ann Arbor — Reliable

These areas benefit from large employers, universities, and stable rental demand.

Flint, Saginaw, Bay City — Uncertainty

These areas have more land contracts than almost any other region. Property values fluctuate, and buyer payment patterns are less predictable.

Northern Michigan — Seasonal Rural Properties

From Traverse City to Alpena to the Upper Peninsula, seasonal employment increases the chance of irregular payments.

Why Michigan Note Holders Choose to Sell

Michigan land contracts stretch 10, 20, or even 30 years — and that’s a long time to manage payments, paperwork, taxes, and uncertainty. Most sellers choose to cash out now because:

1. Immediate Cash Flow

Use a lump sum today instead of waiting years for payments.

2. Avoid Payment Issues

Many Michigan buyers have seasonal or inconsistent income. Selling shifts all payment risk to us.

3. Rising Taxes & Insurance Costs

Escrow shortages and increased premiums can cause borrower stress and missed payments.

4. Balloon Payments Approaching

Thousands of Michigan land contracts include balloon payments many buyers can’t afford.

5. Reduce Paperwork & Record-Keeping

No more tracking payments, sending receipts, or filing IRS 1098s.

6. Uncertain Market Conditions

Detroit, Flint, Saginaw, and Thumb-area markets can shift fast. Selling now secures today’s value.

7. Settling an Inheritance or Divorce

Selling simplifies the process for heirs or divorcing spouses.

👉 Bottom line: Selling gives you liquidity now and removes long-term risk.

Understanding Michigan Land Contract Laws (Simple and Clear)

Michigan treats land contracts differently than most states — especially when it comes to buyer rights, forfeiture timelines, and foreclosure rules. Here are the key points every seller should know before deciding whether to keep or sell a contract.

1. Buyers Gain Rights Immediately (“Equitable Interest”)

In Michigan, a land contract buyer gains legal protections as soon as the contract is signed. This means:

• You cannot simply remove a buyer for late payments
• You must follow specific steps for forfeiture or foreclosure
• The longer the buyer has paid, the stronger their rights become

Many sellers choose to cash out early rather than risk a drawn-out legal process later.

2. Michigan Uses Both Forfeiture and Foreclosure

Michigan allows two different remedies:

Forfeiture — Faster (60–90 days)

Used when the buyer hasn’t paid much of the contract yet.
The court can cancel the buyer’s rights and return possession to the seller.

Foreclosure — Slower (can take months)

Required when the buyer has built significant equity.
This process is similar to a mortgage foreclosure and can take much longer.

Knowing which applies to your situation helps you understand your risk.

3. Balloon Payments Create Real Risk

Many Michigan land contracts include 3–7 year balloon payments.
When buyers can’t qualify for a refinance:

• payments stop or become sporadic
• disputes begin
• legal action may follow
• property can deteriorate during the delay

Selling before the balloon comes due can prevent major problems.

4. Taxes and Insurance Can Become Your Liability

Even though buyers are responsible for taxes and insurance, sellers remain exposed if:

• property taxes go unpaid (creating liens)
• insurance lapses
• the county initiates tax foreclosure
• a loss occurs while coverage is missing

Selling the contract removes these risks completely.

5. Missing or Incomplete Paperwork Can Lower Value

Michigan note buyers look for:

• a complete, accurate land contract
• a clear payment history
• legal property description
• proof of taxes and insurance (when applicable)
• any amendments or modifications

Missing documents can reduce the offer — but we help fix these issues quickly.

6. Probate & Inheritance Are Very Common in Michigan

Many Michigan land contracts transfer after a death in the family.
Heirs often prefer:

• cash instead of long-term payments
• simple liquidation
• avoiding buyer contact
• avoiding IRS reporting

We assist families in resolving these situations in a fast, respectful, and organized way.

What Types of Michigan Notes We Buy

Michigan has one of the widest ranges of property types and financing structures in the country — and we buy almost all of them. Whether your note is clean and straightforward or has complications, we can evaluate it and make a fast, fair offer.

1. Michigan Land Contracts (Our Specialty)

Land contracts are more common in Michigan than almost anywhere else, especially in:

• Metro Detroit
• Flint, Saginaw, Bay City
• Grand Rapids
• Northern Michigan
• West Michigan lakeshore communities

We buy land contracts that include:

• balloon payments
• late or irregular payments
• buyers who are hard to reach
• inherited/probate contracts
• missing or incomplete documents (we help fix this)

If your land contract has issues, we can usually still buy it.

2. Residential Mortgage Notes

We buy notes secured by:

• single-family homes
• duplexes, triplexes, quads
• condos
• mobile homes on owned land
• lease-option conversions
• owner-financed rehabs or rentals

Both performing and non-performing notes are eligible.

3. Commercial & Mixed-Use Notes

We regularly purchase notes secured by:

• retail storefronts
• office buildings
• mixed-use properties
• light industrial buildings
• small business real estate

4. Land & Vacant Property Notes

Common in rural and northern Michigan:

• vacant lots
• lakefront and near-water parcels
• hunting/recreational land
• agricultural acreage
• large seller-financed parcels

We buy these even when other note buyers won’t.

5. Non-Performing or Problem Notes

If your buyer is behind or inconsistent, we can still help.
We consider notes with:

• missed payments
• lapsed insurance
• unpaid property taxes
• irregular history
• early signs of default

We’ve handled “tough” notes in Michigan for 30+ years.

6. Partial Note Purchases (Sell Only What You Need)

Many sellers prefer a partial sale to:

• unlock cash now
• keep some long-term income
• tailor payments around retirement or debt payoff

You choose how many future payments to sell.

7. Multiple Notes & Portfolios

We also buy:

• groups of land contracts
• portfolios across multiple Michigan counties
• investor or estate-held notes

We can evaluate everything at once for a streamlined closing.

⭐ Bottom Line

If your note is secured by Michigan real estate — whether clean, complicated, performing, or non-performing — we can review it and make a fast, fair offer.

How Our Michigan Note Buying Process Works (Fast, Simple & Transparent)

We’ve spent more than 30 years refining a process that makes selling your Michigan land contract or mortgage note as smooth and predictable as possible. Whether you’re in Detroit, Grand Rapids, Lansing, Flint, or anywhere in between, here’s exactly what to expect.

Step 1 — Share Basic Info About Your Note

We’ll need a few simple details:

• Property address
• Current balance
• Monthly payment amount
• Buyer payment history
• Contract terms (interest rate, length, balloon, etc.)

If you’re missing documents, don’t worry — we help with that.

Step 2 — We Review the Note & Property

We carefully evaluate your note based on:

• The terms of the contract
• Michigan market conditions
• Borrower payment performance
• Location and type of property
• Whether taxes and insurance are current
• Any risks or issues with the existing documents

Our goal is simple: Give you the strongest possible offer based on real Michigan market data.

Step 3 — Get a Competitive Cash Offer (Usually Within 24 Hours)

You’ll receive a clear, straightforward offer with:

• No fees
• No commissions
• No hidden deductions
• No obligation to move forward

We explain the offer so you understand exactly how it was calculated — most sellers say this is their favorite part of working with us.

Step 4 — Fast Closing With No Stress

Once you accept the offer:

• We handle all paperwork
• We pay all closing costs
• We coordinate with the county recorder
• You receive your funds quickly and securely

Most Michigan note sales close within 3–4 weeks, depending on how fast documents are provided.

Step 5 — You Get Paid & We Take Over the Note

Once the sale is complete:

• You receive a lump sum of cash
• We assume the note
• All future payments and risks transfer to us

You walk away with peace of mind, simplified finances, and cash you can use now.

Selling a Michigan Land Contract or Mortgage Note Is Simple

Whether your note is performing, behind, inherited, or complex, we guide you through each step and provide clear communication from start to finish. Even notes with problems—late payments, missing documents, tax issues—can often be purchased. We’ve been solving challenges other buyers walk away from for more than 30 years.

Want a quick refresher on how note buyers work?
See: “What Is a Note Buyer?”

Why Michigan Note Holders Choose to Sell

✔️ Immediate Cash Instead of Years of Payments

Selling provides a lump-sum payout you can use now—whether for investment, retirement, or financial security.

✔️ No More Management or Record-Keeping

You eliminate the responsibility of collecting payments, tracking insurance/taxes, and filing 1098s.

✔️ Protect Yourself from Market Uncertainty

Michigan markets shift quickly. If you’re concerned about borrower reliability, balloon payments, or declining neighborhoods, selling lets you lock in today’s value and avoid future risk.t buy. And we also buy real estate notes in other states.

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How Our Michigan Note Buying Process Works

Selling a Michigan land contract or mortgage note is fast and straightforward:

1. Evaluation

We review your contract terms, payment history, and the property’s value. Missing documents? No problem — we help you track down or recreate what’s needed.

2. Cash Offer

You receive a fair, competitive offer—usually within 24 hours.
No fees. No commissions. No pressure to accept.

3. Fast Closing

Once you approve the offer, we handle all paperwork, title research, and county recording.
Most Michigan note sales close in 3–4 weeks, and you get paid promptly.

Why Michigan Note Sellers Choose American Funding Group

✔ Michigan Land Contract Specialists

Michigan uses land contracts more than almost any other state.
We understand:

• Forfeiture vs. foreclosure
• Balloon payment issues
• Equity rules
• County recording differences
• Lost or incomplete paperwork

This expertise helps us close deals other buyers won’t touch.

✔ 30+ Years Solving “Problem” Notes

We routinely buy notes with:

• Irregular or late payments
• Older or non-standard terms
• Probate / inheritance issues
• Missing documents
• Distressed properties

If someone else said “no,” we can often say “yes.”

✔ Direct Buyer — No Brokers, No Fees

You work directly with us.
That means:

• No broker markups
• No commissions
• No hidden deductions

Your offer is your net amount.

✔ Clear Communication & Personal Attention

You work with a small, experienced team — not a call center.
We explain your offer, update you throughout the process, and treat you with respect.

✔ Fast Closings & Free Paperwork Assistance

We provide full support, including:

• Contract review
• Title & document checks
• Closing coordination
• County recording

You don’t pay anything at any step.

✔ Full or Partial Note Purchases

If you want both cash now and future income, we can structure a partial sale.

This is popular with retirees, heirs, investors, and anyone planning future income needs.

⭐ Bottom Line… We’re a Michigan-experienced, Michigan-trusted note buyer with over 30 years of solving exactly the issues local note holders face.

Where We Buy Notes Across Michigan

We purchase land contracts and private mortgage notes statewide — from major metros to smaller towns across the state.

We buy notes secured by homes, land, commercial buildings, and mixed-use properties.
If the property is in Michigan, we can evaluate your note and make a fast, fair offer.

Frequently Asked Questions

Can I sell only part of my note instead of the entire thing?

Yes. Many Michigan note holders choose a partial sale. You receive a lump sum now for a set number of future payments, while still keeping the remaining income stream. This is common for retirement planning, debt payoff, or investment flexibility.

Do you buy notes secured by land contracts, deeds of trust, or owner-financed contracts in Michigan?

Absolutely. We purchase:

• Land contracts (agreement for deed)
• Seller-financed mortgage notes (1st & 2nd liens)
• Contracts for deed
• Commercial notes
• Notes created through private financing

If it’s backed by Michigan real estate, we can evaluate it.

What factors determine how much my Michigan note is worth?

We evaluate:

• Interest rate, balance, payment amount, and remaining term
• The buyer’s payment history and credit profile
• The property’s location, condition, and market value
• Equity position, LTV ratio, and taxes/insurance status
• Documentation completeness (payment history, contract terms, etc.)

We explain our pricing clearly so you understand exactly how the offer is calculated.

How long does it take to close and get paid?

Most Michigan land contract or mortgage note sales close in 3–4 weeks, as long as documents are available. Probate, missing paperwork, or title issues can add time — but we guide you through each step and handle the heavy lifting.

Are there any fees, commissions, or out-of-pocket costs?

No. You never pay any fees or closing costs. We cover:

• Document preparation
• Due diligence
• Recording fees
• All closing expenses

Your offer is your net amount without deductions.

Why sell my note now instead of holding it?

Selling can help you:

Simplify retirement, inheritance, or divorce settlements

Unlock immediate cash

Avoid payment problems or default risk

Reduce bookkeeping and tax reporting

Protect against market or neighborhood declines

Do you buy mortgage notes statewide in Michigan?

Yes. We buy notes in every region — including Metro Detroit, Grand Rapids, Lansing, Ann Arbor, Flint, Kalamazoo, mid-Michigan, the lakeshore, Northern Michigan, and the U.P.

Do you buy notes outside Michigan as well?

Yes. We buy mortgage notes nationwide — not just in Michigan.
See our full coverage here: We Buy Notes in All 50 States.
Or compare options on our Nationwide Note Buyer page.