Michigan situation guide · Updated November 2026

Wholesaling Small Multifamily Properties in Michigan

Wholesaling small multifamily properties in Michigan means putting a duplex, triplex or fourplex under contract and assigning that contract to an investor who wants rental income. Buyers in Kent County and across the state often prefer a small building with several rent checks over a single house. The price is set by the numbers, so your job is to find the owner, prove the rents and hand the buyer a clean file.

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The short answer

Can you wholesale a small multifamily property in Michigan?

Yes, you can assign a purchase contract on a duplex, triplex or fourplex, as long as the contract allows assignment and you are open with the seller. Ask a Michigan attorney to review the paperwork before you advertise the deal.

A small multifamily deal works like any other assignment. You sign a purchase agreement with the owner, then sell your right to buy to an investor for a fee. The difference is the tenants. Leases, deposits and rent rolls all travel with the building, so read them early. Our assignment guide covers the basic mechanics.

Michigan has no wholesaler license that we know of, but the broker definition in the Occupational Code is broad, and repeated deals for a fee can draw attention from regulators. Keep your own deals in your own name, say plainly that you are buying for yourself, and read our license rules overview. A lawyer can tell you where the line sits for your volume.

Small Multifamily Properties in Michigan at a glance

Property type	Duplex, triplex or fourplex
Key documents	Leases, rent roll, deposit ledger
Wholesaler license	None found; broker rules can still apply
Seller disclosure	Often applies to 1-4 unit homes; check exemptions
Transfer tax	State and county tax, usually paid by the seller
Foreclosure redemption	Generally longer for multifamily over 4 units

The opportunity

Why wholesaling small multifamily properties in Michigan pays

Grand Rapids has strong rental demand, and many of its older two- and three-unit buildings sit on the west side and near the downtown core. Owners who inherited a building, or who are tired of fixing boilers, often sell below what a fully rented building would bring. Investors from Kent County and beyond want those buildings because the rent covers part of the loan. Use the ARV guide for the repaired value, then value the income too.

Rent checks

Buyers pay for income, so a documented rent roll supports a firmer price. See our NOI guide.

Fewer competing offers

Many retail buyers shy away from tenants, which leaves room for investors.

Larger fees

A building with several units can justify a bigger assignment fee than a single house.

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Lead sources

Where to find small multifamily leads in Michigan

Absentee owners. Mailing addresses outside Kent County point to landlords who live elsewhere. Try our absentee owner guide.
Tired landlords. Owners with long vacancies or deferred repairs may welcome a quick sale.
Estate sales. Heirs often inherit a duplex they never wanted. Learn more in the probate leads guide.
Code violations. City inspection records can show buildings with open problems.
Driving for dollars. Look for boarded units and overgrown lots. See driving for dollars.

Your exit

Who buys small multifamily deals in Michigan

Local landlords, house-hack buyers and small investment groups are the usual buyers. They want a clear rent roll and a price that leaves room for repairs and vacancy. Share the numbers, not just photos. A buy box tells you which buyers want fourplexes and which prefer duplexes.

Some buyers use a rental loan based on property income. Our DSCR loan guide explains why they may ask for leases and proof of rents before they commit. Be ready to deliver tenant paperwork quickly during the inspection period.

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Step by step

How to start wholesaling small multifamily properties in Michigan

Pull the rent roll. Ask for current leases, rents, deposits and utility bills before you set a price.
Verify the tenants. Check who lives in each unit and when each lease ends.
Run the numbers. Use the ARV calculator and the MAO calculator, then add income.
Write the contract. Include assignment language and a clear inspection period.
Disclose your position. Tell the seller you are buying for yourself and may assign.
Market to buyers. Send the building to landlords on your list. See finding cash buyers.
Close through title. Use an investor-friendly title company that has handled tenant-occupied buildings.

Your checklist for wholesaling Small Multifamily Properties in Michigan

Get the leases and a rent roll in writing.
Confirm the deposits the seller holds and who gets them at closing.
Ask whether the city requires a rental certificate or inspection.
Check the seller disclosure exemptions for your seller.
Have a Michigan attorney review the contract and assignment.

A Michigan example: a Grand Rapids fourplex

Contract price	$310,000
Monthly rents	$4,400 total
Estimated repairs	$28,000
Buyer price	$323,000
Assignment fee	$13,000
Closing	About 30 days

A retired electrician in Grand Rapids owned a brick fourplex near the east side. Two units were vacant and the roof leaked. He did not want to run another renovation, so he agreed to $310,000.

You collected the leases, found the rents were below market, and priced the building with a buyer’s repairs in mind. A local landlord took the contract at $323,000.

You earned $13,000 for the assignment. The seller kept his deposit records, and the buyer closed through title with all four leases in the file.

Michigan rules to know

Michigan rules for small multifamily deals

Michigan transfers can carry state and county transfer tax, and each deed in a double closing can be taxed. Some transfers are exempt, but a normal sale is not. Read our transfer tax guide and ask your title company for the current rates. The Seller Disclosure Act generally covers sales of one- to four-unit residential property, with exemptions for some sellers such as certain fiduciaries, so confirm whether your seller must complete the form.

Foreclosure matters if the owner is behind. For multifamily property over four units the redemption period after a sheriff’s sale is generally six months, and shorter or longer periods can apply in other cases. Read our redemption period guide and ask counsel before you buy from an owner whose lender has started a sale.

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FAQ

Small Multifamily Properties in Michigan: common questions

Is wholesaling small multifamily properties in Michigan legal?

Generally yes, with an assignable contract and honest dealing. Broker rules can reach repeated activity, so check with LARA or an attorney. You sign a purchase agreement with the owner and sell your right to buy to an investor for a fee.

What counts as small multifamily?

Usually two to four units, which are often financed like homes. A duplex, triplex or fourplex can be assigned if the contract allows it, and the leases, deposits and rent rolls travel with the building, so read them early and carefully.

Do tenants have to leave?

No. Leases generally continue after a sale, and Michigan evictions go through the court. Because leases and deposits travel with the building, give your buyer the rent roll and lease copies so they know what income comes with the property.

Who pays transfer tax?

Often the seller, but the contract decides. Confirm with your title company. Deposits and rent roll details travel with the building, so ask for the figures early and let the title company handle them at closing, since the contract decides who pays what.

Should I tell the seller I am assigning?

Yes. Clear written disclosure protects you and the seller. Put in writing that you may assign the contract to an investor for a fee, and ask a Michigan attorney to review the paperwork before you advertise the deal to buyers.