RCG Home Rescue Team

Behind on Your Mortgage? You Have More Options Than You Think.

Foreclosure is not inevitable. Whether you're one month behind or facing a sheriff's sale, we've helped hundreds of Michigan families find a path forward. Let's figure out yours — confidentially, without judgment.

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100% Confidential
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No Judgment
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Free Consultation
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Decades of Experience

Where Are You in the Process?

Click your situation — each one has different options available.

Early Warning

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 →
Behind 1–3 Months

Already Missed Payments

You're behind and getting letters from your lender. The stress is building. You're not sure what happens next or what to do.

See options →
Forbearance Ending

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 →
Pre-Foreclosure

Received Default Notice

Your lender has sent official notice. The foreclosure process has started, but it is not too late.

See options →
Foreclosure Filed

Facing Sheriff's Sale

A sale date has been scheduled. Time is critical, but you still have options until the gavel falls.

See options →
Underwater

Owe More Than Home is Worth

Even if you wanted to sell, you'd owe money at closing. You feel stuck with no way forward.

See options →

Your Options — Even When It Feels Like There Aren't Any

Different situations call for different solutions. Here are the most common paths forward:

1

Loan Modification

Best if: You want to keep your home and have stable income

Your lender may agree to change your loan terms — lower interest rate, extended term, or reduced principal. This can make payments affordable again. We can help you understand if you qualify and navigate the process.

Keep Home
2

Forbearance Agreement

Best if: You have a temporary hardship and expect to recover

Your lender pauses or reduces payments for a set period while you get back on your feet. The missed payments are dealt with later — added to the loan, paid over time, or due when you sell.

Keep Home
3

Reinstatement

Best if: You can catch up on missed payments in a lump sum

If you can pay all missed payments, fees, and penalties in one payment, you can bring your loan current and stop foreclosure. This might work if you're expecting a tax refund, bonus, or help from family.

Keep Home
4

Sell Before Foreclosure

Best if: You have equity and need a clean exit

If your home is worth more than you owe, selling lets you pay off the mortgage, avoid foreclosure on your credit, and walk away with cash. We move efficiently — our average is 35 days on market.

Exit Clean
5

Short Sale

Best if: You owe more than home is worth but need to sell

Your lender agrees to accept less than what's owed. This requires lender approval but is often better for your credit than foreclosure. We negotiate with lenders and manage the entire process.

Exit Clean
6

Deed in Lieu of Foreclosure

Best if: You can't sell and want to avoid the foreclosure process

You voluntarily transfer the property to the lender in exchange for release from the mortgage. This avoids the foreclosure process and may be less damaging to your credit.

Exit Clean
7

Bankruptcy Protection

Best if: You need to stop foreclosure immediately

Filing Chapter 13 bankruptcy triggers an automatic stay that halts foreclosure. You can catch up on payments through a repayment plan while keeping your home. This requires a bankruptcy attorney, but we can help with the real estate side.

Keep Home

Not sure which option fits? A 15-minute confidential call can help you sort through what's realistic for your situation.

Free Consultation or 800-417-0117

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.

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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.

Best for: Urgent timelines, facing imminent sale date

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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.

Best for: Families with kids in school, need time to relocate

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As-Is Purchases — No Repairs

House in rough shape? Can't afford repairs to make it market-ready? Investors buy properties in any condition — deferred maintenance, outdated, even damage.

Best for: Properties needing major work, estates, hoarding situations

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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.

Best for: Little or no equity but need out, avoiding foreclosure on credit

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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 others can't.

Best for: Underwater properties where lender approval is needed

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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 structure deals that work.

Best for: Complex situations that don't fit normal boxes

Important: We only work with vetted, ethical investors we've done business with before. No wholesalers flipping your contract, no predatory offers. Our job is to make sure you understand all your options and get the best outcome for your situation.

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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 typically goes to the lender — not you.

At a sheriff's sale auction, investors bid against each other. If your home is worth $300K and you owe $200K, you might think the difference comes back to you. In most cases, the overbid goes to pay the lender and 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

The bottom line: If you have equity in your home, selling before the sheriff's sale — or during the redemption period — lets you capture that value. That's your equity. Let us help you keep it.

Think you have equity? We can run a quick market analysis to find out — free, confidential, no obligation.

Find Out What You Have or 800-417-0117

Michigan Foreclosure Timeline

Your options decrease as time passes. Here's how foreclosure works in Michigan:

Day 1–30: First Missed Payment

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.

Most options available
Day 31–90: 2–3 Months Behind

More collection activity. Default notice may come.

Lender reports to credit bureaus. Letters intensify. This is still a good time to pursue modification, forbearance, or selling.

Most options still available
Day 90–120: Pre-Foreclosure

Notice of default. Foreclosure process begins.

After 120 days, lender can formally begin foreclosure. You'll receive official notices. Time to act is now.

Options narrowing — act now
Weeks 4–8 of Foreclosure: Publication Period

Notice published in newspaper for 4+ weeks.

Michigan law requires public notice before sheriff's sale. This is your last window for most options.

Selling or bankruptcy still possible
Sheriff's Sale

Property sold at auction.

The house is sold, usually to the lender. But you still have a redemption period.

Very limited options
Redemption Period: 6 Months (or 1 Year)

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 or sell it. After this, you must vacate.

Reinstatement or sale only

No matter where you are on this timeline, there's still time to talk.

Where Am I? Help Me Figure It Out

How We Help

We're problem-solvers who've helped hundreds of families navigate this.

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Situation Assessment

We analyze your finances, timeline, and equity to determine which options are actually available to you — not just theoretically.

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Market Valuation

We determine what your home is worth so you know if selling, short sale, or staying makes the most sense.

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Lender Communication

We communicate with your lender on real estate matters and help you understand what they're asking for.

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Fast-Track Sales

If selling is the best option, we move efficiently. 35 days average on market. We understand foreclosure deadlines.

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Short Sale Negotiation

If you're underwater, we negotiate with your lender to accept less than owed. We've closed many successful short sales.

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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."

— Brighton Homeowner

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."

— Howell Homeowner

$40K Underwater → Short Sale Approved → Clean Exit

"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 and never charged us a dime. We're still in our home two years later."

— Hartland Homeowner

No Sale. No Commission. Just Did the Right Thing.

"Our forbearance was ending and the lender wanted $18K in a lump sum we didn't have. 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."

— South Lyon Homeowner

Forbearance Ending → Sold with Equity → Fresh Start

Your story isn't over. These families felt the same way you do right now. Let's find your path forward.

Start the Conversation or 800-417-0117

Frequently Asked Questions

You have several options depending on how far along you are: loan modification, forbearance, reinstatement, 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 determine which apply to your situation.
Foreclosure by advertisement typically takes 60–90 days once the process formally begins. You then have a redemption period of 6 months (or 1 year for larger properties). From first missed payment to losing your home is usually 7–14 months total.
Yes. As long as foreclosure hasn't been completed, you can sell your home. If you have equity, you sell traditionally and keep what's left after paying off the mortgage. If you're underwater, a short sale with lender approval may be possible.
A short sale is when you sell your home for less than what you owe, and the lender agrees to accept the proceeds as payment. This requires lender approval and takes longer than a traditional sale, but is often better for your credit than foreclosure.
Yes. Foreclosure typically stays on your credit report for 7 years and can drop your score by 100+ points. Selling before foreclosure, or completing a short sale, is generally less damaging.
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 requires a bankruptcy attorney.
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 none of these work, selling may be the best path forward.
Being underwater means your options include waiting for the market to improve, pursuing a short sale, deed in lieu, or strategic default. Each has different credit and tax implications. We can help you understand what makes sense.
Yes. After the sheriff's sale, you have 6 months (sometimes 12) to redeem your home. During this time, you can sell the property, pay off the redemption amount, and keep any remaining equity. This is often better than trying to come up with a lump sum.
Yes. We don't charge for the initial consultation, and your situation stays completely private. We'll tell you honestly what we can help with and when you need other professionals like attorneys or housing counselors.

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

The Sooner You Reach Out, the More Options You Have

One confidential conversation can show you a path forward you didn't know existed. No judgment, no pressure — just clarity on what's possible.

Get Confidential Help

Or call: 800-417-0117

100% confidential. No judgment. Real solutions.

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