Behind on Your Mortgage? You Have More Options Than You Think.
Foreclosure isn't inevitable. Whether you're 1 month behind or facing a sheriff's sale, our team has helped hundreds of Michigan families find a path forward. Let's figure out yours — confidentially, without judgment.
Where Are You in the Process?
Click your situation — each one has different options available.
Worried About Missing Payments
You haven't missed yet, but you see it coming. Job loss, medical bills, divorce — something changed and you're not sure you can keep up.
See options →Already Missed Payments
You're behind and getting letters from your lender. The stress is building. You don't know what happens next or what to do.
See options →COVID/Hardship Forbearance Expiring
Your forbearance period is ending and you can't afford to resume full payments — or pay back the lump sum.
See options →Received Default Notice
Your lender has sent official notice. The foreclosure process has started, but it's not too late.
See options →Facing Sheriff's Sale
A sale date has been scheduled. Time is critical, but you still have options until the gavel falls.
See options →Owe More Than Home is Worth
Even if you wanted to sell, you'd owe money at closing. You feel trapped with no way out.
See options →When Traditional Options Don't Work
Creative Solutions Through Our Investor Network
Sometimes the traditional path won't work — the house needs too much work, you need to close in days not weeks, or you need flexibility a normal buyer can't offer. That's where our investor partners come in.
Cash Offers — Close in Days
When time is critical, our investors can make cash offers and close in as little as 7-14 days. No financing contingencies, no delays. Sheriff's sale next week? We may still have options.
Best for: Urgent timelines, facing imminent sale date
Sale-Leaseback — Sell But Stay
Need to access your equity but aren't ready to move? Some investors will buy your home and rent it back to you, giving you time to get back on your feet without uprooting your family.
Best for: Families with kids in school, need time to relocate
As-Is Purchases — No Repairs Needed
House in rough shape? Can't afford repairs to make it market-ready? Investors buy properties in any condition — deferred maintenance, outdated, even damage. No fixing, no cleaning, no staging.
Best for: Properties needing major work, estates, hoarding situations
Subject-To & Creative Financing
In some situations, investors can take over your existing mortgage payments, getting you out from under the debt while they handle the property. Complex but can be a lifeline in the right situation.
Best for: Little/no equity but need out, avoiding foreclosure on credit
Short Sale Specialists
Some of our investors specialize in short sales and have relationships with lenders. They know how to navigate the approval process and can often get deals done that others can't.
Best for: Underwater properties where lender approval is needed
Bridge Solutions
Sometimes you just need a bridge to get to the other side. Whether it's temporary financing, a quick purchase with delayed closing, or creative terms — we can structure deals that work for your unique situation.
Best for: Complex situations that don't fit normal boxes
Important: We only work with vetted, ethical investors who we've done business with before. No wholesalers looking to flip your contract, no predatory offers. Our job is to make sure you understand ALL your options and get the best outcome for YOUR situation — whether that's a traditional sale, an investor purchase, or keeping your home.
Don't Let Investors Take Your Equity at Auction
If your home has equity and you let it go to sheriff's sale, any extra money investors bid goes to the LENDER — not you.
Here's what most people don't understand: At a sheriff's sale auction, investors bid against each other. If your home is worth $300K and you owe $200K, you might think "great, someone will bid it up and I'll get the difference." Wrong. That overbid goes to pay the lender and any junior liens. You walk away with nothing — even though you had $100K in equity.
❌ What Happens at Sheriff's Sale
Home worth $300K. You owe $200K. Investor bids $250K at auction. The lender gets $250K. Junior liens get paid. You get $0.
Your equity: GONE
✓ What Happens with a Traditional Sale
Home worth $300K. You owe $200K. We sell for $295K. Mortgage paid off. Closing costs covered. You walk away with ~$85K.
Your equity: IN YOUR POCKET
Michigan Foreclosure Timeline
Your options decrease as time passes. Here's how foreclosure works in Michigan:
Late fees begin. Lender contacts you.
This is the best time to act. All options are available. Lenders are most willing to work with you before you fall further behind.
More aggressive collection. Default notice may come.
Lender reports to credit bureaus. Letters intensify. This is still a good time to pursue modification, forbearance, or selling.
Notice of default. Foreclosure process begins.
After 120 days, lender can formally begin foreclosure. You'll receive official notices. Time to act urgently.
Notice published in newspaper for 4+ weeks.
Michigan law requires public notice before sheriff's sale. This is your last window for most options.
Property sold at auction.
The house is sold, usually to the lender. But you still have a redemption period.
You can still redeem by paying full amount owed.
Michigan gives you 6 months to 1 year (depending on property size) to buy back your home by paying the full debt plus costs. After this, you must vacate.
How Our Team Helps
We're not just realtors. We're problem-solvers who've helped hundreds of families through this.
Situation Assessment
We analyze your finances, timeline, and equity to determine which options are actually available to you — not just theoretically.
Market Valuation
We determine what your home is worth so you know if selling, short sale, or staying makes sense.
Lender Communication
We can communicate with your lender on real estate matters and help you understand what they're asking for.
Fast-Track Sales
If selling is the best option, we move fast. 35 days average on market. We understand foreclosure deadlines.
Short Sale Negotiation
If you're underwater, we negotiate with your lender to accept less than owed. We've closed many successful short sales.
Complete Discretion
Your situation stays private. No one needs to know. We handle everything with dignity and confidentiality.
Real People. Real Situations. Real Help.
"We were 3 months behind and the letters kept coming. I was terrified to even open them. RCG walked us through everything, got our house on the market in 10 days, and we closed before the sheriff's sale date. We walked away with enough to start over. I can breathe again."
3 Months Behind → Sold in 28 Days → Avoided Foreclosure
"We owed $40K more than the house was worth after the divorce. I thought we were trapped. The RCG team negotiated with our lender for months and got them to approve a short sale. No foreclosure on my credit, no deficiency judgment. They fought for us when we had no fight left."
$40K Underwater → Short Sale Approved → Clean Exit
"Here's the thing — they didn't even make money off us. After looking at our situation, they told us we could actually keep our house if we did a loan modification. They walked us through the whole process, helped us with the paperwork, and never charged us a dime. We're still in our home 2 years later. When we ARE ready to sell, there's only one team we're calling."
No Sale. No Commission. Just Did the Right Thing.
"Our COVID forbearance was ending and the lender wanted $18K in a lump sum we didn't have. I was panicking. RCG helped us understand our options — we ended up selling, paid off everything, and had money left for a rental deposit. They made the impossible feel manageable."
Forbearance Ending → Sold with Equity → Fresh Start
Frequently Asked Questions
You have several options depending on how far along you are: loan modification, forbearance, reinstatement (paying what's owed), selling the home, short sale, deed in lieu, or filing Chapter 13 bankruptcy. The sooner you act, the more options you have. We can help you understand which apply to your situation.
Get help now →In Michigan, foreclosure by advertisement (the most common type) typically takes about 60-90 days once the process formally begins. However, you have a redemption period after the sheriff's sale — 6 months for most properties, or 1 year for properties over a certain size. So from first missed payment to losing your home is usually 7-14 months total.
Discuss your timeline →Yes, absolutely. As long as foreclosure hasn't been completed, you can sell your home. If you have equity (home worth more than you owe), you can sell traditionally, pay off the mortgage, and keep the rest. If you're underwater, you may be able to do a short sale with lender approval.
Find out your options →A short sale is when you sell your home for less than what you owe on the mortgage, and the lender agrees to accept the proceeds as payment in full (or close to it). This requires lender approval and can take longer than a traditional sale, but it's often better for your credit than foreclosure.
Learn if short sale makes sense →Yes, foreclosure typically stays on your credit report for 7 years and can drop your score by 100+ points. Selling before foreclosure, or even a short sale, is generally less damaging. If keeping your credit intact matters, acting quickly gives you more options.
Explore your options →When forbearance ends, you'll need to resume payments and deal with the missed amount. Options include: paying the lump sum, adding it to your loan balance, spreading repayment over time, or loan modification. If you can't afford any of these, selling may be the best path.
Discuss forbearance exit options →Yes. Filing for Chapter 13 bankruptcy triggers an "automatic stay" that immediately halts foreclosure proceedings. You can then catch up on missed payments through a court-approved repayment plan. This is a legal process requiring a bankruptcy attorney.
Learn about bankruptcy protection →This is called being "underwater." You have options: wait for the market to improve (if you can afford payments), pursue a short sale, deed in lieu, or strategic default. Each has different credit and tax implications. We can help you understand what makes sense for your situation.
Discuss underwater options →It depends. For bankruptcy, yes — you need a bankruptcy attorney. For loan modification, forbearance, or selling, you may not need one, but consulting with a foreclosure defense attorney can help you understand your rights. HUD-approved housing counselors also offer free help.
Get started with a free consultation →Yes. We don't charge for the initial consultation, and your situation stays completely private. We're real estate professionals, not attorneys or lenders, so we'll tell you honestly what we can help with and when you need other professionals.
Request confidential consultation →Yes! Many people don't realize this. After the sheriff's sale, you have 6 months (sometimes 12 months for high-equity properties) to redeem your home. During this time, you can still sell the property, use the proceeds to pay off what's owed (the redemption amount), and keep any remaining equity. This is often better than trying to come up with a lump sum to redeem. We can help you navigate this window.
Ask about redemption period options →Michigan Foreclosure Resources
Free help is available. Here are legitimate resources:
MSHDA Foreclosure Prevention Hotline
866-946-7432 — Free housing counseling for Michigan homeowners
HUD Housing Counseling
800-569-4287 — Find a HUD-approved counselor near you
Michigan Legal Help
michiganlegalhelp.org — Free legal information and forms
Consumer Financial Protection Bureau
consumerfinance.gov — Know your rights and file complaints
Don't Wait Until It's Too Late
The sooner you reach out, the more options you have. One confidential conversation can show you a path forward you didn't know existed.
Get Confidential Help NowOr call: 800-417-0117
100% confidential. No judgment. Real solutions.