Who Are We?

Imperial Estates or Michigan Cash Offer  is a professional, full service real estate solutions company that buys and sells properties throughout the greater Metro Detroit, MI area. We specialize in buying distressed homes at a significant discount, and renovate and resell them to retail home buyers and landlords. Founded in 2017 by Najuka Sakpal & Abe Ibrahim, Imperial Estates  is excited to be part of the Detroit area’s renaissance and we aspire to continue contributing to the economic rejuvenation of Detroit and its neighborhoods.

 Since its inception, Imperial Estates has passionately pursued the goal to help hundreds of people in our community find an answer to their real estate needs. Through the years, they’ve developed a solid foundation of real estate knowledge, with the integrity to follow up on promises and make successful deals happen. 

Our Mission?

When a passion for real estate is combined with talented individuals who have an uncompromising drive to succeed, amazing things will happen. At Imperial Estates, it’s our goal to not only have a positive effect on ourselves and our families – but also to inspire, motivate and create lasting change in everyone we encounter. We will treat our clients and team members with respect at all times. Our MOTTO is and will always be, “Where there’s a will, there’s a way – and failure is merely a lack of effort.” Our company will dedicate itself to everlasting education and professional growth that will make the leaders of tomorrow. 

Our Real Estate Knowledge & Experience?

We have invested a great deal of time, energy and capital investment into our real estate education, attending the nation’s premier real estate investing education program – FortuneBuilders Mastery.  Beyond the principles of sound investing, we were trained on how to build a successful business based on systems and predictability. Having completed over 1,000 real estate deals, FortuneBuilders coaches and systems have allowed us to strategically invest in real estate, grow and expand our business, and they are available for us to leverage when analyzing our real estate deals. We have made sure that no who reaches out to us, we always have at least one way to solve their problems and add value. 

 

Our Certifications?

We are licenced Real Estate Professionals in the State of Michigan. Along with Certification in NLP Training. 

Our Company Business Model

Our overall investment strategy and specialty is to purchase distressed properties at a deep discount – usually 30% to 50% below market value, and renovate and sell those properties to retail home buyers and landlords.

Our core business lies within our systems, education and knowledge of the real estate industry.  We did not just buy a CD off the Internet and become a real estate investor overnight. We have spent thousands of dollars to learn how to be successful in this business and do it the right way the first time.  Through our affiliation, we are connected with a national network of investors that provide continual support and weekly training on changes throughout our industry. This process has allowed us to circumvent many pitfalls most novice investors would make.  Learning the hard way is not a phrase in our vocabulary, and we certainly would not ask anyone to invest with us if we weren’t confident enough to invest ourselves!

OVERALL INVESTMENT APPROACH

Our overall investment strategy and specialty is to purchase distressed properties at a deep discount – usually 30% to 50% below market value, and renovate and sell those properties to retail home buyers and landlords.

At Imperial Estates, we pride ourselves on having a strong foundation of real estate knowledge and training. Our focus is on providing SOLUTIONS for our clients and finding VALUE for our investors by locating ugly, vacant homes that are eye sores and we put them back into use after renovation.

WHAT’S OUR COMPETITIVE ADVANTAGE?

Our company can acquire great deals on properties because we have the ability to act quickly and can close with CASH on the seller’s timeline. This is why we can buy properties at such a discount. Obtaining loans through private money lenders gives us this competitive advantage over other investors who sometimes take weeks to go through the time consuming bank approval process in order to purchase properties. We have an aggressive TEAM approach, and a top-notch ability to expand our client base through our knowledge of deal structuring and advanced real estate techniques.

Here are just a few benefits sellers have of working with Michigan Cash Offer to sell a home:

  • CASH OFFER
  • NO COMMISSION
  • QUICK CLOSE
  • NO FEES
  • PAY NO CLOSING COSTS
  • WE BUY THE HOUSE AS IS
  • NO APPRAISAL
  • NO LENDING RESTRICTIONS

Most homeowners have no idea what options are available to them beyond listing a house with a Realtor or trying to sell the house on their own and just hoping for the best. We provide a unique alternative to listing their house on their own or with a Realtor.

 

How Do We Compare to a Traditional Buyer?

 

Traditional Buyer Pike Properties
Method of Payment Bank Financing CASH
Repairs 1-8% of Homes Value None (Sold AS-IS)
Closing Timeframe 45+ Days 10-14 Days
Commissions 6% of Sale Price None
Seller Paid Closing Costs 1-6% of the Purchase Price Zero
Appraisal Mandatory None
Length of Time on Market 150 Days on the Market

(Charlotte Average)

0 Days

 

HOW DO WE BUY HOMES SO FAR BELOW MARKET VALUE?

Internet Direct Mail Other Strategies
Twitter Probate Bandit Signs
Buyer Squeeze Pages Pre-Foreclosure Networking Events
Seller Squeeze Pages Back Tax Door Hangers
Primary Websites Free n Clear Other Wholesalers
Facebook Business Code Violations 2 House Banners
Google Business Listings Divorce Bird Dogs
Google Ad Words Expired Listings Box Truck
You Tube Non Owner Occupied Zbuyer

At Imperial Estates, we have created a marketing machine that produces a consistent flow of high quality leads. We are very different from our competitors because we don’t just put in offers on MLS properties – we take it to the next level. Our creative marketing strategies allow us to reach the homeowner directly, before the property even goes to a Realtor to be listed on the MLS; whereas, the purchase price would escalate.

 

How We Sell Properties Quickly?

There are many methods we use to sell properties very quickly. We invest a lot of time and money into marketing to build a strong list of buyer clients for our homes. We are constantly on the hunt for the next great buying opportunity, and use proven techniques to analyze investment properties. Our ability to locate a great real estate deal covers all types of real estate investments. We are able to identify great buying opportunities for the following types of buyers:

  • Retail
  • Landlord
  • Rehabber

 

Private Lending

WHAT IS PRIVATE LENDING?

A private money loan is a loan that is given to a real estate investor, secured by real estate. Private money investors are given a first or second mortgage that secures their legal interest in the property and secures their investment. When we have isolated a home that is well under market value, we give our private lenders an opportunity to fund the purchase and rehab of the home. Through that process, the lender can yield extremely high interest rates 4 or 5 times the rates you can get on bank CD’s and other traditional investment plans.

Essentially, private money lending is your opportunity to become the bank, reaping the profits just like a bank would. It’s a great way to generate cash flow and produce a predictable income stream – while at the same time, provide excellent security and safety for your principal investment.You can do what the banks have been doing for years…make a profitable return on investments backed by real estate. There is no other investment vehicle like it.

Through private money lending, you have the opportunity to become the bank

 

 

HOW THE PROCESS WORKS

The process is simple. We find an extremely undervalued property we want to purchase – and once you give us the green light, we borrow the funds from you to purchase and renovate the property. At closing, you receive a mortgage on the home along with other important documents. Next stage is the property renovation. Once the renovations are complete(typically 3-6 months depending on the size of the project), we’ll list and sell the property. When it’s time for closing, you’ll receive your principal plus 10% interest payment. It’s just that simple!The goal is to keep turning that money for you and keep you making substantial profits so you keep coming back to us – building a long term mutually beneficial relationship.

 

INVESTMENT DEAL SCENARIO

Here’s what the numbers would look like on a typical renovation project, with a 6 month hold (including rehab & re-sell time) with a private lender return of 10%.

 

Purchase Price:                                                $95,000

Repair Cost:                                                      $68,000

Total Invested:(6 Month Hold)                          $163,000

Sales Price:                                                        $250,000

Lender Potential Return on Investment =$8,150

 

HOW YOU BENEFIT FROM PRIVATE LENDING

You, as the private money lender can benefit greatly from investing your capital. A real estate mortgage/ deed of trust provides you with security instruments you would not get with other investments. You also have added layers of protection because of how we buy, and because you have recourse available to you in case we were to default on the loan.

We currently pay 4-5 times what a typical bank CD is paying. Our rates will fluctuate very little all depending on the purchase price and rehab involved. The lower the price we pay for a home, we can pay a little higher rate to make sure our lenders make it worth their time. Private lending means you can relax while the money is in a truly safe place, working for you.

 

It’s a win/win opportunity for both the

lender and borrower

 

Our equity is built in the purchase of the home, where we are buying 30-40% below a retail buyer – that creates instant equity at purchase. Also, in a typical transaction, we cut out the middleman cost, such as: commissions, mortgage broker fees, loan fees;  and our attorney costs are also lower because there is less work for them to review.

 

Because of our buying strategy, we are able to offer our buyers a fully renovated home at or below everything else in the neighborhood. We walk away from hundreds of “close” deals that do not meet our specific buying criteria, and simply won’t buy unless it makes sense for everyone involved.

 

Sitting in Bank Real Estate Private Lending
$100,000 x 1% interest $100,000 x 10% interest
12 Month Term = $1,000 ROI 12 Month Term = $10,000 ROI
*Backed by Real Estate Private Lending

 

RISKS VS. REWARDS 

You are making a 10x greater return on your money!

Stock Market Real Estate Private Lending
Completely Unsecured Secured by Deed of Trust or Mortgage Deed
Completely Uninsured Collateral is Fully Insured
Invest at Market Price Collateralized Below Market Value
   Returns Are Unknown Returns Are Fixed and Agreed Upon Term
Tangible Asset

 

HOW PRIVATE MONEY HELPS OUR COMPANY

Private money lenders bring speed and efficiency to our transactions, and our leverage is far greater when we purchase using private cash funds. Many of the homes we are purchasing are in need of quick sale within 10-14 days.  A traditional bank requires 30-45 days to close a loan.Many traditional home sales fall out of contract because of financing issues.  Using quick cash as leverage allows us to negotiate a much lower purchase price and reduce our risk.

Being able to offer a fast closing with private funds motivates sellers to take our offer over the competition, and entices them to take a much lower price than they would from a conventional buyer. Also, lending guidelines are also continually changing and are requiring applications, approvals, junk fees and strict investor guidelines.  They also limit the number of investment properties that can be purchased by one company.

On a new home purchase requiring renovations,private lender funds will be allocated to the purchase price, renovations, carrying costs, cost to resell and a small buffer for unexpected expenses.

WE PROTECT OUR LENDERS

Mortgages offer the banks solid, long-term, fixed returns. You can put yourself in the position of the bank by directing your investment capital, including retirement funds to well-secured real estate mortgages.Mortgages have ultimate safety because if default occurs, the bank can recover its investment as the first lien holder on the property.

Each property we acquire is put through a rigorous evaluation process in order to assess the profitability before the property is ever purchased. “integrity” is an essential part of our business, and we only make sound investment decisions. Also, for your protection, you are also provided these documents to secure your investment capital:

 

Promissory Note:This is your collateral for your investment capital

Deed of Trust/Mortgage:This is the document that is recorded with the county clerk and recorder to publicly secure your investment against the real property that we are providing as collateral

Hazard Insurance Policy: This is where you as the private lender would be listed as the “Mortgagee” for your protection in case of fire or natural disaster, etc.

We do pay for a title search as well as a title policy on the home just as we would in a typical transaction. For a rental investment with a long-term note, we always keep a valid hazard insurance policy on the property to protect against causalities. You’ll be named as a mortgagee and notified if the insurance was not kept current. In the event of any damage to the property, insurance distributions  would be used to rebuild or repair the property, or used to repay you.

Getting Started With Us

If we haven’t already, it’s important to sit down and discuss all these details in person.  We will need a clear definition of what your goals are, i.e. long term investment or short term, and the amount you are comfortable initially investing.  At that point, we will present you with any current opportunities that fit that criteria or contact you as soon as we have one that fits.

If you have any interest in this opportunity, please contact our office by phone at  248-301-9494  or send us an email:

Najuka Sakpal : najuka.imperial@gmail.com

Abe Ibrahim : abdel.imperial@gmail.com

Company email: info@imperialestatesus.com

 

REFERRAL PROGRAM

Word of mouth is typically how we are able to work with private lenders like you.  It would be greatly appreciated if you passed our information on to anyone that may be interested in the opportunity to be a lender. In our business, it’s always important that we have a steady stream of lenders.  Once you’ve done a few deals with us and you’ve learned how we’re purchasing so low, you may attempt to do it on your own.  If that’s your goal, we’re happy to help you any way we can.

 

Frequently Asked Questions

What is private lending?

When we have isolated a home well under market value, we give our private lenders an opportunity to fund the purchase and rehab of the home. Lenders can also earn high interest rates  – generally 4 or 5 times the rates you can get on bank CDs and other Traditional Investment Plans.

How is the money used?

On a new home purchase requiring renovations. The cost will be allocated to the purchase price, renovations, carrying costs, cost to resell, and also a small buffer for unexpected expenses.

Why don’t you get a traditional loan?

There are many reasons, but the primary reason is, time and negotiation leverage.  Many of the homes we are purchasing are in need of a quick sale within 10-14 days.  A traditional bank requires 30-45 days to close a loan.  Also, our leverage is far greater when we purchase using cash funds.  Many traditional home sales fall out of contract because of financing issues, and this allows us to negotiate a much lower purchase price and reduce our risk.

Lending guidelines are also continually changing. New requirements include applications, approvals, junk fees, and strict investor guidelines.  They also limit the number of investment properties that can be purchased by one company.

How can you afford to pay such high returns?

We make our money on the purchase.  We may pay very high returns, but it allows us purchase 20-30% below a retail purchaser.  That instantly creates thousands of dollars in equity. Also, typically we cut out the middleman in transactions, such as: commissions, mortgage broker fees, loan fees;  and our attorney costs are lower because there is less work for them to review.

Are you really helping sellers?

Absolutely.  With your cash funding we can offer something very few buyers can.  We are buying on their timeline in as little as 10-14 days.  Knowing that we’re going to renovate the home and buying in as-Is condition is a very important factor to most sellers of distressed property. They also won’t have to pay any additional fees.

What if the market gets worse and values go down?

This is a great question and valid concern.  However, our strategy is not to speculate 3 years down the road.  Our goal is to purchase quickly and sell even faster.  Most of our projects are complete in 1-2 months and will be sold in 4-5 months.  The market doesn’t tend to shift that dramatically in a matter of months – it’s typically a longer process for an area to decline.  Remember, we’re buying in strategic areas where inventory is already low and demand is high; this greater minimizes our risk.

What interest rate do you typically pay your private lenders?

We currently pay 4-5 times what a typical bank CD is paying.  Our rates will fluctuate very little all depending on the purchase price and rehab involved.  Most of our lenders are paid from 10%.  The lower the purchase price, we can sometimes afford to pay a little higher rate to make sure our lenders make it worth their time.

How long will my funds be held?

The majority of our loans are set up on an 8-12 month note, but it depends on the size of the project.  If we are doing a tear down and rebuild, we will have to wait on the county inspectors for approvals . This will cause delays. But, we account for all of those details upfront and will give you estimated time frame for the return on your investment.

What if I’m on a short-term note and sell the home after only 1 month?

It’s extremely important to us that we do not waste your time.  However, occasionally, situations may occur  where we find a buyer immediately.  In this scenario, we provide you with two options: we can either move the note to another property, or provide you with a minimum of 3 months interest.  Most investors see the strength of our purchase ability at that point, and simply move the note to another property.

When will I receive payments?

Typically, we pay one large lump sum at closing on a short-term note.  This is much easier to manage for both of us, especially if we’re working out of a retirement account.  On a longer note, we will pay monthly, just like a typical mortgage.

Is there a Guarantee on your investment?

No. There is no government backed guarantee on these privately held real estate notes. You’re deriving protection from the equity in the real estate.  If at any time we were to default on the note, you have legal right to take the home (essentially foreclose on us).  Many investors laugh about this one and say, “I hope you’re a day behind on payments I’d gladly take this one off your hands”.  You have to remember we plan for the worst, and our homes have thousands of dollars of equity in them; and worse case scenario, often times is we don’t make “as much” as we hoped for.

Is the IRS approved to use retirement accounts in this manner?

Yes, these are established tax guidelines, and it is completely legal. However, we always recommend the services of a custodian to invest retirement funds tax deferred or tax-free.

Who buys Insurance?

We do. We pay for a title search and also a title policy on the home, just as we would in a typical

transaction.

 What kind of insurance policy do you get on the home?

If we purchase a renovation,we purchase a builders risk policy (Vacant Dwelling Policy). In case of any damage, insurance distributions would be used to rebuild or repair the property, or used to pay you off.

How much is it going to cost me to lend to you?

It is our policy to pay for all the closing costs so that your entire investment goes to work for you. We will pay for the closing agent, document preparation fees, notary fees, overnight mail fees, bank wire fees and recording costs. We do not charge any fees or commissions to our private lenders.

Will my money be pooled with other investors?

No, we do not pool funds. Your funding will be tied to one piece of property secured by a deed of trust.

If you default on the LOAN, HOW do I acquire the property?

In this unlikely scenario, we would simply transfer ownership of the property to you, if possible. If for any reason we did not (or could not), then you have all the legal rights of a secured lender. The best way to legally protect your interest in case of a default would be to hire an attorney. They normally would seek to get your investment back, any unpaid interest, any collection costs, all your attorney fees and maybe even more. A legal representative could advise you if it makes sense to foreclose or seek ownership the property to protect or recoup your investment.