This is not a page of claims. Every reason listed below is backed by something you can independently verify — a review source, a case study, a public record, or an operational standard we've committed to in writing.
The short version: 7 Lakes Properties has been buying Michigan homes since 2009, has completed 1,400+ transactions, holds a 4.9-star average across 847 verified reviews, closes through a licensed title company on every transaction, and has never used a contract assignment clause. Every claim on this page can be verified. If you find something inaccurate, contact us and we'll correct it.
7 Lakes Properties was founded in Kalamazoo in 2009. Our BBB accreditation file, business registration, and Google Business listing all reflect an uninterrupted operational history. We are not a new company with a professional-looking website — we are a 16-year-old company with a history you can look up.
Verify at: bbb.org (search "7 Lakes Properties, Kalamazoo, MI") · Michigan Department of Licensing and Regulatory Affairs · Google Maps listing with review history dating to 2009.
We have 847 verified reviews across Google and Facebook with a 4.9-star average. We encourage you to read the negative reviews specifically — how a company responds to criticism tells you more than five-star testimonials ever will. Our responses to negative reviews are public, written by Michael Johnson directly, and reflect the same operational standards we describe on this page.
A company with 20 reviews and a perfect 5.0 average is a different risk profile than a company with 847 reviews and a 4.9. Volume and age of reviews matter.
7 Lakes Properties purchases every home with our own funds — no mortgage lender, no investor approval chain, no "subject to financing" contingency. Any seller can request proof of funds before accepting our offer. We provide a bank statement or letter of credit within 24 hours. A buyer who hesitates to provide proof of funds is a buyer who may not have funds.
We do not use assignment clauses in our purchase agreements. When you sign with 7 Lakes Properties, the named buyer on the contract is 7 Lakes Properties — and we are the entity that closes. We never transfer your contract to an unknown third-party investor. This is verifiable: before signing anything, look for the words "and/or assigns" next to the buyer's name. If you see it, ask us to remove it. Ours won't have it.
We have never closed a transaction directly between buyer and seller. Every purchase goes through a licensed Michigan title company that holds escrow, conducts the title search, issues title insurance, and disburses proceeds. This is the standard used in every conventional real estate transaction — and we apply it to every cash purchase we make, regardless of size or complexity.
Red flag: any "cash buyer" who asks you to sign a deed directly and hand it to them — without a title company — is operating outside the norm and likely not protecting your interests.
We have declined to make offers — and told sellers their property would net more with an agent — in situations where a clean, updated home in a seller's market could realistically achieve list price within 30–60 days. This is not common, but it happens. The fact that we do it reflects our belief that long-term trust is worth more than any single commission-equivalent margin.
We are not for every seller. If your home is move-in ready, in an active neighborhood, and you have 90 days, ask us honestly whether listing makes more sense. We'll tell you the truth.
A sample of verified reviews. Read the full set — including negative reviews — on Google and Facebook.
"I was skeptical. I'd heard stories about these companies. But 7 Lakes put everything in writing, let me have an attorney review it, and closed on exactly the day they said they would. Michael called me personally after closing to make sure everything went smoothly."
"Called on Monday, offer on Tuesday, closed the next Wednesday. I literally couldn't believe how simple it was. No repairs, no cleaning, no drama. I left a houseful of furniture and they dealt with all of it."
"I live in Arizona. My Lansing rental was a nightmare and I hadn't seen it in eight months. 7 Lakes handled everything remotely — DocuSign, virtual walkthrough, wire transfer. Never had to fly back. Wish I'd called them two years earlier."
"My situation was complicated — active tenant, city code violations, and I was three months behind on taxes. David walked me through exactly how each issue would be handled at closing. Nothing surprised me. That's all I was asking for."
We closed before the auction date, mortgage paid off at closing. Seller received $18,400 net after payoff — versus $0 and a 7-year credit judgment at auction.
Coordinated remote signings across three time zones, worked directly with the estate attorney, handled all cleanout. All four heirs signed without meeting in person.
Structured purchase around insurance settlement. Seller received combined proceeds of $72,000 — more than they expected — without managing a 6-month renovation project.
| Standard | 7 Lakes Properties | Typical Wholesaler | National Franchise |
|---|---|---|---|
| Years in Michigan market | 16 years (since 2009) | Often <3 years | Varies by franchisee |
| Uses own funds to close | ✓ Always | ✗ Usually assigns contract | ✓ Usually |
| Title company at every close | ✓ Required — no exceptions | ✗ Not always | ✓ Yes |
| Assignment clause in contract | Never | Common — "and/or assigns" | Varies |
| Verifiable reviews (volume) | 847 reviews, 4.9★ | Typically <50 reviews | Mixed — brand vs. local |
| BBB Accreditation | A+ Accredited | Often unaccredited | Typically yes |
| Proof of funds available | ✓ On request, 24 hrs | Inconsistent | ✓ Yes |
| Tells sellers to list when appropriate | ✓ When it's right for them | Rarely | Rarely |
This comparison reflects our honest assessment of typical industry practices. Individual companies vary. Verify independently.
Many companies claim "no pressure." Here is what it means operationally at 7 Lakes Properties:
