You don't need to fix a single thing. 7 Lakes Properties buys houses in any condition — foundation problems, failing roofs, outdated systems, full of belongings. One walkthrough, one fair offer, one closing.
The Michigan housing market is competitive for move-in ready homes — but if your home needs work, you're competing against a very different buyer pool. Traditional buyers want move-in ready. Cash investors want exactly the opposite: properties with problems that create opportunity. When your home needs work, cash is your market. See our Michigan cash home buyers guide for a full breakdown of how cash offers work.
'As-is' doesn't just mean you don't have to make repairs — it means no inspections generating repair lists, no contingencies, no requests to fix things before closing. We do conduct a single walkthrough to see the property, but we're evaluating it to make an offer — not to generate a punch list.
Foundation issues, roof failure, outdated electrical (including knob-and-tube), galvanized plumbing, HVAC replacement needed, hoarder conditions, mold, asbestos, fire damage, water damage, code violations — all standard for us. There is no condition that disqualifies a property from our consideration.
Many sellers assume they'll make more money fixing up the house and listing it. After accounting for repair costs, agent commissions, carrying costs, and the risk of deals falling through, as-is cash sales frequently net sellers the same or more money — in a fraction of the time.
Yes. Michigan law still requires sellers to complete a Seller's Disclosure Notice (except in certain exempt situations like estates). 'As-is' means you won't fix the disclosed issues — it doesn't eliminate your duty to disclose what you know.
Yes. Leave whatever you don't want to move. Furniture, appliances, personal items, trash — all fine. We handle complete clean-out after closing as part of our renovation process.
Yes — the offer reflects that we're buying a property that needs work. But when you subtract repair costs, agent commissions, and carrying costs from a higher list price, the net proceeds are often very close or even favor the as-is cash sale.
We use the ARV (after-repair value) methodology: what will the home be worth after renovation, minus estimated repair costs, minus our holding costs and required profit. We show you this calculation when presenting the offer so you understand exactly how we arrived at the number.
