DSCR Loans, Michigan
Michigan is a diversified-economy Great Lakes cash-flow market where affordable entry prices meet a deep, recession-resistant tenant base, from the Detroit small-multifamily belt and the Grand Rapids growth corridor to the Ann Arbor university economy, the Lansing capital, Kalamazoo, and the mid-Michigan manufacturing cities. Pinnacle Funding Network finances DSCR loans across all 83 Michigan counties, plus fix and flip on the state's deep older housing stock, BRRRR, ground-up new construction, foreign national programs, and STR DSCR for the Traverse City and lakeshore vacation markets. No tax returns, 20% down, and underwriting built honestly around Michigan's Proposal A property tax uncapping at sale, with a same-day written term sheet on every property.
Published by Pinnacle Funding Network | Updated May 2026
Michigan is one of the most workable cash-flow states in the Midwest, and one of the most misunderstood by out-of-state investors. It is an affordability-and-stability market built on a diversified economy that has moved well beyond the auto industry, not an appreciation play. Detroit anchors the southeast with one of the deepest affordable single-family and two-family markets in the country and a genuine downtown comeback, Grand Rapids has become a West Michigan growth engine in healthcare, manufacturing, and design, Ann Arbor adds a University of Michigan knowledge economy, and Lansing, Kalamazoo, Flint, Saginaw, and the lakeshore cities round out a statewide grid of mid-size cash-flow markets. What ties it together is steady tenant demand, affordable absolute entry prices, and no rent control. The catch, and it is the catch that surprises investors who price off a listing's current tax bill, is property tax uncapping: under Proposal A, the taxable value resets the year after a sale, and a rental also loses the Principal Residence Exemption, so the real investor tax line is higher than the seller's long-held figure. The investor who underwrites the post-sale, non-homestead tax bill does very well in Michigan. The investor who assumes the listing's current tax number gets surprised at the assessor's office.
Pinnacle Funding Network is a DSCR-specialist lender purpose-built for the serious Michigan investor. DSCR is the lead product, with fix and flip on Michigan's deep older housing stock, BRRRR, bridge, ground-up new construction, foreign national, self-employed, and STR DSCR (AirDNA-qualified) for Traverse City and the lakeshore all available through one relationship. This page exists to give serious Michigan investors everything they need to underwrite Pinnacle as a capital partner and the Michigan market as a deployment target, in one place.
Michigan has four structural drivers that make it work for DSCR investors who underwrite the property tax correctly rather than off the listing sheet.
1. A diversified economy that outgrew the single-industry story. Michigan still carries the Detroit Three (General Motors, Ford, and Stellantis) and a deep automotive supplier base, but the state economy is far more diversified than the old narrative suggests. Grand Rapids anchors West Michigan healthcare (Corewell Health, the Medical Mile) and the office-furniture and advanced-manufacturing cluster (Steelcase, Haworth, Herman Miller). Detroit has added technology, finance, and a downtown corporate base around Rocket, and the state is investing heavily in EV and battery manufacturing. This diversified, sector-spread employment base produces tenant demand that does not crater when a single plant softens.
2. Affordable entry prices that make day-one DSCR pencil. Michigan home prices in the workforce submarkets sit well below the national average, while rents are supported by a stable employment base. The result is the variable that matters most for DSCR: a low loan amount relative to rent. That affordability is what lets day-one ratios clear even with Michigan's property tax in the underwrite, particularly in the Detroit small-multifamily belt, the mid-Michigan cities, and the Flint and Saginaw markets, where the rent-to-price math is among the most workable in the country.
3. A healthcare, university, government, and auto base that anchors recession-resistant demand. Layered on the manufacturing base is a deep healthcare and institutional employment sector: Corewell Health and the Medical Mile in Grand Rapids, Henry Ford Health and the Detroit Medical Center, Michigan Medicine and the University of Michigan in Ann Arbor, Michigan State University in East Lansing, Western Michigan University in Kalamazoo, plus state government in Lansing. Healthcare, higher education, and government produce tenant demand that holds through cycles and steadies aggregate rents across the state's mid-size metros.
4. No rent control and a landlord-workable legal climate. Michigan prohibits local rent control through a statewide preemption law passed in 1988, so no Michigan city, including Detroit, Ann Arbor, or Grand Rapids, can enact it. State law imposes no statutory cap on rent increases between lease terms. For a DSCR investor this is structural: rent growth is set by the market, not capped by statute, so the deal that pencils at purchase can grow into a stronger refinance DSCR without fighting a legal ceiling.
Pinnacle Funding Network's Michigan DSCR programs are sized for the actual Michigan investor across all 83 counties. The comparison table below is the at-a-glance parameter set; specific terms are always quoted on the actual deal at application, with the post-sale uncapped taxable value and the actual local millage built into the underwrite.
| Parameter | Details |
|---|---|
| Available Markets | Statewide, all 83 Michigan counties |
| Property Types | SFR, 2-4 unit (deep Detroit/Grand Rapids two-family stock), condo, townhome, 5+ unit, STR (Traverse City/lakeshore) |
| Loan Range | $55,000 to $5,000,000 |
| LTV (purchase) | Up to 80% |
| LTV (cash-out refi) | Up to 75% |
| DSCR Minimum | 1.00x for top pricing; programs to 0.75x available |
| Credit Score | 660+ minimum, best pricing at 720+ |
| Income Documentation | None required |
| Property Tax Underwriting | Post-sale uncapped taxable value and actual local millage (non-homestead) on every deal |
| STR Qualifying | AirDNA-eligible plus actual booking history (Traverse City/lakeshore) |
| Foreign National Qualifying | Available, asset-based, no US credit required |
| Close Time | 14 to 21 business days standard |
| Rate Range (May 2026) | ~7.00% to 8.50% on 30-year fixed |
| Term Options | 30-year fixed, 5/1, 7/1, 10/1 ARM |
| Origination | 1 to 2 points typical |
The mechanics of a Pinnacle Funding Network DSCR loan in Michigan are built for the investment property, not retrofitted from an owner-occupied loan.
30-year fixed, with ARM options. The standard product is a 30-year fixed-rate loan. ARM products (5/1, 7/1, 10/1) are available for investors who want lower starting rates and have a defined refinance or exit timeline.
LTV up to 80% on purchase. Up to 80 percent loan-to-value on purchase, 75 percent on cash-out refinance, and rate-and-term refinances can match purchase LTV. Foreign national and self-employed programs typically run 5 to 10 percent tighter on LTV.
20% down standard. 20 percent down on standard purchases; the highest-leverage ARM tiers may require 25 percent. There is no minimum cash reserve pinned to net worth, but lenders look for 6 to 12 months of PITIA reserves on most files.
DSCR minimum 1.00x for top pricing. A 1.00 DSCR (rental income equals total PITIA) qualifies for best pricing. Programs are available down to 0.75 DSCR with rate adjustment. Because Michigan's property tax, on the uncapped non-homestead basis, adds materially to the tax line of PITIA, Pinnacle structures around the property's actual cash flow rather than forcing a single DSCR target, which matters in higher-millage cities like Detroit and in higher-value Ann Arbor and Grand Rapids inventory where ratios can run thin.
No tax returns, no W-2s, no employment verification. The property qualifies, not the borrower's personal income. Documentation is property-side: the lease (if there is an existing tenant), a market rent appraisal, or an AirDNA projection for a short-term rental.
Loan range $55K to $5M. Sized to the deal. An entry-level Detroit two-family is funded the same way as a premium Ann Arbor or Birmingham hold. Pinnacle's lender network includes programs that fund the sub-100,000 dollar loans common on small-balance Detroit, Flint, and Saginaw inventory.
Rates and pricing. May 2026 indicative rate range is approximately 7.00 to 8.50 percent on a 30-year fixed, depending on FICO band, LTV, and DSCR. Origination is typically 1 to 2 points. Pinnacle quotes terms in writing before any application fee, and you can model scenarios first on the PFN loan calculator.
Close in 14 to 21 days. Standard close is 14 to 21 business days. The most common Michigan-specific timeline variables are confirming the post-sale uncapped tax figure, municipal rental registration and certificate-of-compliance inspections in cities like Detroit, older-stock condition and lead-paint review, and appraisal scheduling in deep winter. Confirm the rental registration path and order the inspection early.
Michigan is a grid of mid-size cash-flow cities plus two larger metros, and different markets suit different strategies. Pinnacle has financed deals across the markets below. The ranges shown are typical recent activity; the appraisal and the actual rent comps decide every deal, and every figure is underwritten at the post-sale uncapped taxable value and the actual local millage.
The state's largest market and one of the deepest affordable single-family and two-family markets in the country, anchored by the Detroit Three, Rocket, Henry Ford Health and the DMC, and a genuine downtown and Midtown comeback. The city's workforce neighborhoods carry the strongest rent-to-price math, while the Oakland and Macomb county suburbs (Royal Oak, Ferndale, Warren, Sterling Heights, Troy, Birmingham) add premium SFR and stable middle-market demand. See the Detroit investment property loan page for full neighborhood depth.
Typical purchase: $95K-$235K (city SFR/two-family) / $285K-$625K (suburbs). Typical monthly rent: $950-$2,100 (per unit/SFR). Typical DSCR (80% LTV): 1.00-1.40x by submarket. Best for: Small-balance and small-multifamily cash-flow investors who underwrite the high Detroit city millage and registration on the post-sale basis.
The state's growth engine and second-largest metro, anchored by Corewell Health and the Medical Mile, the office-furniture cluster (Steelcase, Haworth, MillerKnoll), craft brewing, and a revitalized downtown. The most appreciation-driven and tightest-supply Michigan market outside Ann Arbor, with deep professional rental demand and steady in-migration, but day-one DSCR ratios that run thinner than mid-Michigan because price runs higher.
Typical purchase: $245K-$465K. Typical monthly rent: $1,500-$2,500. Typical DSCR (80% LTV): 0.90-1.15x. Best for: Investors balancing West Michigan appreciation with workable cash flow on a diversified healthcare and manufacturing base.
Home to the University of Michigan and Michigan Medicine, one of the largest university and academic-medical employers in the country, plus a deep research and technology base. The highest-priced and most appreciation-driven Michigan market, with extremely deep student and professional rental demand but the tightest day-one DSCR ratios in the state because price and Washtenaw County tax both run high.
Typical purchase: $345K-$675K. Typical monthly rent: $2,000-$3,400. Typical DSCR (80% LTV): 0.80-1.05x. Best for: Appreciation-focused investors and student-rental operators who accept tighter day-one ratios for elite tenant demand.
The state capital and home to Michigan State University, anchored by state government, MSU, Sparrow and McLaren health systems, and an auto-manufacturing base. Affordable entry, a stable government-and-university tenant base, and some of the cleaner day-one DSCR ratios among Michigan's larger markets, with East Lansing adding deep student-rental demand.
Typical purchase: $165K-$315K. Typical monthly rent: $1,250-$2,000. Typical DSCR (80% LTV): 1.05-1.30x. Best for: Cash-flow-first investors who value capital-and-university tenant stability and student-rental upside.
Southwest Michigan's regional hub, anchored by Western Michigan University, the WMU Homer Stryker School of Medicine, Stryker Corporation, Pfizer's large Portage manufacturing site, and Kellanova (Kellogg) in nearby Battle Creek. Affordable, stable, healthcare-and-university anchored, with strong cash-flow ratios and a notable promise-scholarship-driven rental demand base.
Typical purchase: $155K-$295K. Typical monthly rent: $1,200-$1,850. Typical DSCR (80% LTV): 1.05-1.30x. Best for: Yield-first investors building scale on a healthcare, pharma, and university tenant base.
The mid-Michigan manufacturing belt: Flint (anchored now by healthcare, McLaren and Hurley, and the University of Michigan-Flint), Saginaw, and the Bay City and Midland Tri-Cities (Dow's global headquarters is in Midland). The lowest absolute entry prices among Michigan's populated markets and the strongest day-one cash-flow ratios, suited to small-balance yield investors who underwrite condition carefully.
Typical purchase: $65K-$165K. Typical monthly rent: $850-$1,400. Typical DSCR (80% LTV): 1.15-1.50x. Best for: Yield-first investors building scale at the most workable price points in the state, with disciplined condition and tenant-quality diligence.
The western Lake Michigan shoreline (Muskegon, Grand Haven, Holland, South Haven, Saugatuck) and the northern Grand Traverse region around Traverse City, the state's primary vacation and second-home corridor. A blend of long-term workforce rental in the working cities and genuine seasonal short-term rental demand in the resort towns, where STR rules are set locally and vary widely.
Typical purchase: $245K-$595K. Typical monthly rent (LTR): $1,300-$2,300. Typical DSCR (80% LTV): 0.95-1.25x (LTR); STR underwritten on AirDNA. Best for: Investors blending lakeshore workforce LTR with selective Traverse City and resort-town STR DSCR.
Pinnacle Funding Network finances investment properties in all 83 Michigan counties. Geographic breakdown:
Metro Detroit (Southeast): Detroit, Dearborn, Royal Oak, Ferndale, Warren, Sterling Heights, Troy, Livonia, Birmingham, Southfield, Pontiac, Novi, Dearborn Heights.
West Michigan: Grand Rapids, Wyoming, Kentwood, Walker, Holland, Grand Haven, Muskegon.
University and Capital Corridor: Ann Arbor, Ypsilanti, Lansing, East Lansing, Jackson.
Southwest: Kalamazoo, Portage, Battle Creek, Benton Harbor, St. Joseph, South Haven.
Mid-Michigan and the Tri-Cities: Flint, Saginaw, Bay City, Midland, Mount Pleasant.
Northern Michigan and the Lakeshore: Traverse City, Petoskey, Cadillac, Saugatuck, Ludington.
Two representative DSCR deal structures across different Michigan markets, both underwritten at the post-sale uncapped taxable value and the actual non-homestead local millage. Specific terms are quoted on the actual deal at application.
Example 1: Grand Rapids cash-flow DSCR purchase.
3BR/1.5BA SFR, southeast Grand Rapids (Kent County). Purchase $285,000. 80 percent LTV loan = $228,000 at 7.50 percent fixed 30-year. P&I $1,594/month. Property tax (post-sale uncapped taxable value at roughly half of market value, non-homestead Grand Rapids and Kent County millage, prorated) $458. Insurance (inland, older stock) $128. HOA $0. Total PITIA $2,180. Market rent $2,250. DSCR = $2,250 / $2,180 = 1.03x. Qualifies at top pricing at standard 80 percent leverage. This is the West Michigan workhorse: a clean qualifying ratio at full leverage because the affordable entry price keeps the loan small relative to rent, even with the uncapped non-homestead tax line built in rather than the seller's old capped figure.
Example 2: Ann Arbor Washtenaw County DSCR purchase.
3BR/2BA SFR, Ann Arbor (Washtenaw County). Purchase $465,000. 80 percent LTV loan = $372,000 at 7.625 percent fixed 30-year. P&I $2,633/month. Property tax (post-sale uncapped taxable value, non-homestead Ann Arbor and Washtenaw County millage including the full 18-mill school operating levy the seller's homestead was exempt from, prorated) $760. Insurance $150. HOA $0. Total PITIA $3,543. Market rent $3,200. DSCR = $3,200 / $3,543 = 0.90x. Two paths: drop to roughly 68 percent LTV to bring the ratio to 1.00 for top pricing, or stay at 80 percent LTV under a sub-1.0 DSCR program with a rate adjustment. The Ann Arbor example shows why the Michigan tax variables matter: the same loan structure in Grand Rapids clears 1.00, while the higher Ann Arbor price, the uncapping at sale, and the loss of the Principal Residence Exemption pull the ratio below it. Both paths are quoted in the term sheet so the investor chooses cash deployed versus pricing.
Michigan has one of the better fix and flip and BRRRR setups in the Midwest, precisely because its deep, well-built older housing stock pairs with affordable entry pricing. Many Michigan investors combine the two strategies: acquire and rehab a property as a fix and flip or a BRRRR (Buy, Rehab, Rent, Refinance, Repeat), then either sell at completion or refinance into a long-term DSCR hold. Pinnacle covers the full Residential Transition Loan spectrum statewide through the same relationship that handles DSCR.
Where flips work in Michigan. Detroit and its inner-ring suburbs carry the deepest flip and BRRRR inventory in the state, concentrated in neighborhoods seeing reinvestment and in the Ferndale, Royal Oak, and Hazel Park corridors, with Grand Rapids, Lansing, the mid-Michigan cities, and the older cores of Kalamazoo and Flint adding consistent cosmetic-flip and value-add stock. The state's deep early-to-mid-century brick and frame housing is well suited to renovation, though older-stock condition, lead-paint scope, and clean title diligence on tax-foreclosure and land-bank inventory must be built into the term.
Loan-to-Cost up to 90%. Pinnacle finances up to 90 percent of the purchase price plus 100 percent of the approved rehab budget on standard programs. Experienced flippers (3 plus completed projects in 24 months) can access 92.5 percent LTC. First-time flippers typically start at 85 percent LTC, still with 100 percent rehab.
Loan-to-ARV cap at 75%. Total loan (purchase plus rehab) is capped at 75 percent of After-Repair Value, the underwriting governor that forces deal discipline.
Interest-only during rehab, no prepayment penalty. Monthly payments on funds drawn only. No interest on undrawn rehab capital. Pay the loan off the day after close if the deal moves quickly.
Term 12 to 24 months, draws scheduled. Standard term is 12 months with optional extensions. Rehab is funded in scheduled draws (3 to 5 on cosmetic projects, 6 to 10 on full gut renovations), each triggered by an inspection that releases funds same-day. Winter scope can extend timelines, which Pinnacle builds into the term.
BRRRR mechanics. The BRRRR strategy uses the same fix and flip structure with the exit being a refinance into a 30-year DSCR loan instead of a sale. After the property is rehabbed, rented, and seasoned (typically 3 to 6 months), Pinnacle refinances the short-term loan into a DSCR at 75 to 80 percent LTV on the new appraised value. The Detroit and inner-ring suburbs, Lansing, and the mid-Michigan cities are Michigan's most BRRRR-supportive markets because the rent-to-ARV math clears DSCR qualification at refinance, even with the uncapped post-sale tax line in the underwrite.
Bridge and ground-up new construction. Bridge financing (6 to 24 month terms) covers auction purchases, tax-foreclosure and land-bank acquisitions, estate property, and 1031 exchange timing. Ground-up new construction covers single-family infill and small multi-family up to 85 percent loan-to-cost with 100 percent of the construction budget in scheduled draws, active in the growing Grand Rapids, Ann Arbor, and Metro Detroit infill corridors. See the new construction guide for full program details.
Beyond DSCR and the RTL spectrum, Pinnacle Funding Network handles the remaining Michigan investor product set through the same relationship.
STR / Airbnb DSCR (AirDNA-qualified). Michigan's genuine short-term rental markets are Traverse City and the Grand Traverse and Leelanau peninsulas, the western lakeshore resort towns (South Haven, Saugatuck, Holland, Grand Haven), and parts of the northern lake country. Both qualify on AirDNA market projections or actual booking history. Michigan is fundamentally a long-term rental state, so STR is a targeted niche rather than a statewide thesis, and the rules are set locally: many Michigan municipalities and townships regulate or restrict non-owner-occupied short-term rentals through zoning, and a long-running state-level preemption debate has not changed the local-control reality. The zoning and permit status of the specific address is the central STR variable in every Michigan resort jurisdiction.
Small-multifamily and 5-plus-unit programs. Detroit's and Grand Rapids' deep two-family, flat, and small-apartment stock is a core Michigan investment thesis. Pinnacle places 2 to 4 unit DSCR and 5 plus unit programs that underwrite the building's actual rent roll, which suits the Detroit and West Michigan small-multifamily belts.
Foreign national and self-employed programs. Foreign national investors qualify with no US credit history and asset-based reserves, with LTV typically 5 to 10 percent tighter and a 0.50 to 1.00 percent rate premium. Self-employed investors qualify the same property-cash-flow path as W-2 borrowers, since DSCR programs require no personal income documentation. Bank statement programs are available for non-DSCR scenarios.
Michigan has operational and regulatory realities that shape every investment property loan. The investors who close cleanly and refinance without surprises are the ones who plan around these from day one.
Proposal A property tax uncapping is the defining variable. This is the single most important Michigan underwriting variable. Under Proposal A, a property's taxable value rises each year only by the lesser of 5 percent or inflation while ownership stays the same, but when the property sells, the taxable value uncaps the following year and resets to the State Equalized Value, which is half of the assessor's market value. A property held for years by an owner-occupant can carry a taxable value far below market, and the buyer inherits a higher uncapped bill. Pinnacle underwrites every Michigan deal to the post-sale uncapped taxable value, not the seller's current capped figure, because the difference is large enough to swing a DSCR ratio.
Loss of the Principal Residence Exemption on a rental. A non-owner-occupied rental does not qualify for the Principal Residence Exemption, so it pays the full 18 mills of local school operating tax that an owner-occupant is exempt from. Stacked on the uncapping at sale, this means an investor's tax line is materially higher than the same house's current homesteaded, capped bill. Pinnacle underwrites the non-homestead millage on every Michigan rental rather than the listing's homesteaded figure, so the tax line is honest from quote to closing.
Detroit assessment, registration, and clean title. Detroit carries a high city millage and an assessment history the city has worked to correct, so confirm the current assessed and taxable values directly. The city requires rental registration and a Certificate of Compliance with inspection for rental property; build that step into the operating plan. And because a meaningful share of Detroit inventory has moved through tax foreclosure or the Detroit Land Bank, order thorough title work and confirm clear title on every Detroit deal. None of this blocks financing; it is diligence that Pinnacle builds into the closing.
Lead paint and older housing stock. Michigan's strength, its deep early-to-mid-century housing, also means age-related condition variables: knob-and-tube or older wiring, older roofs and boilers, foundation and basement moisture, and lead-paint and asbestos disclosure on pre-1978 stock. Several Michigan cities run lead-safe rental and rental-inspection frameworks. Order a thorough inspection on older inventory, budget the systems accordingly, and confirm any lead-safe or rental-registration compliance requirement, especially on a BRRRR where the refinance appraisal rewards a clean rehab.
Winter operating reality. Michigan winters are an operating variable, not a barrier. Appraisal scheduling can slow from late December through early March, frozen-pipe and ice-dam risk affects vacant or between-tenant property, and insurers price for cold-climate exposure. Underwrite the actual insurance premium, plan winterization on any vacant rehab property, and expect appraisal timelines to run toward the longer end in deep winter.
Flood zones along the rivers and the Great Lakes shoreline. Michigan's coastal-storm exposure is minimal, so windstorm is part of standard hazard coverage rather than a separate binder. Flood exposure exists along the major river corridors and in low-lying Great Lakes shoreline areas, where high-water cycles have driven erosion and flooding in recent years. Order the flood determination early on any river-adjacent or shoreline parcel; for most inland Michigan, flood is not a binding variable.
Landlord framework and the broker-model fit. Michigan has no rent control and no statutory cap on rent increases between lease terms, but it does set notice, security-deposit, and habitability rules under the state's landlord-tenant statutes, and several cities layer rental registration and inspection. The framework is workable for investors, but the documentation and local-registration requirements are specific; use Michigan-compliant leases and local counsel or a Michigan-experienced property manager.
DSCR-specialist programs across all 83 counties. Pinnacle's Michigan DSCR programs cover the full deal-size range, $55,000 to $5,000,000, in a single relationship, with statewide coverage from the Detroit small-multifamily belt to Grand Rapids to Ann Arbor and the lakeshore, including the sub-100,000 dollar programs that small-balance Detroit, Flint, and Saginaw inventory needs.
Tax-uncapping-honest underwriting. Michigan's Proposal A uncapping at sale and the loss of the Principal Residence Exemption on a rental are the two variables out-of-state lenders most often misprice. Pinnacle underwrites to the post-sale uncapped taxable value and the non-homestead millage from the quote stage, so the deal that pencils at quote still pencils at the closing table.
Small-multifamily depth. The Detroit and Grand Rapids two-family and flat markets are among the deepest in the Midwest, and Pinnacle places 2 to 4 unit and 5 plus unit DSCR programs that underwrite the actual rent roll, which is central to the Michigan cash-flow thesis.
Fix and flip and BRRRR depth in a renovation-grade market. Michigan's deep older housing stock is built for value-add, and Pinnacle handles the full RTL spectrum (up to 90 percent LTC plus 100 percent rehab) alongside the DSCR take-out, so one relationship covers the acquire-rehab-rent-refinance cycle, including clean handling of tax-foreclosure and land-bank title.
Lifecycle support under one relationship. Long-term DSCR holds, small-multifamily DSCR, fix and flip, BRRRR, ground-up new construction, foreign national, self-employed, and STR DSCR for Traverse City and the lakeshore. The same broker handles your Detroit two-family purchase, your Lansing BRRRR, and your Traverse City STR refinance. No re-onboarding for each new program.
Honest underwriting and the broker model. Programs and pricing are quoted before application fees, and the term sheet matches the close terms. Pinnacle is not a single-lender retail shop; we place loans across approximately ten institutional DSCR and RTL lenders, which means rate, term, and structure are matched to the deal. That breadth matters in Michigan, where small-balance loan tolerance, older-stock and lead-paint condition tolerance, and post-sale-tax DSCR appetite vary meaningfully across lender programs.
The fastest path from "I have a property under consideration" to "I have a term sheet" is the same-day quote. Submit the property address, purchase price, estimated rent (or AirDNA STR projection for Traverse City or the lakeshore), and your target loan structure at pinnaclefundingnetwork.com/get-quote. We respond with a written term sheet (rate, points, LTV, DSCR threshold, term) typically inside one business day, with the post-sale uncapped tax line already built in. No credit pull, no application fee, no obligation.
If the term sheet works, the next step is a formal application. From application to close runs 14 to 21 business days on standard files. Title work, appraisal, and hazard insurance happen in parallel. The Michigan variables to start early are confirming the post-sale uncapped tax figure, any municipal rental-registration or certificate-of-compliance requirement, older-stock condition review, and deep-winter appraisal scheduling. Either way, fast enough to win deals across Michigan.
James Loffredo, Founder and Principal
Pinnacle Funding Network
214-846-8602
info@pinnaclefundingnetwork.com
pinnaclefundingnetwork.com
Pinnacle Funding Network is a mortgage broker. PFN does not make loans or credit decisions. Loans are originated through PFN's lending partners. Rates, terms, and programs are subject to change. All loan applications are subject to credit review, property appraisal, and underwriting approval. Rent ranges, DSCR estimates, tax figures, and deal examples on this page are illustrative; actual deal terms depend on property-specific underwriting and current local assessment data.