Placing capital in Detroit real estate from another state -- or another continent -- is no longer unusual. Roughly half of the buyers we work with never set foot in the property before closing. But remote investing only works when the diligence process replaces the walkthrough.
Here is the checklist we use internally on every acquisition.
1. The block matters more than the house
Pull up Google Street View and walk the block in both directions. Look for:
- Boarded-up homes or fire damage on the same block
- Trash accumulation at the curb or in adjacent lots
- Condition of neighboring roof lines and porches
- Evidence of active renovation (dumpsters, contractor trucks)
Two streets over can be a completely different market. Detroit's neighborhood micro-geography is real -- and it takes local knowledge to read it.
2. Demand an interior video walkthrough
Photos can hide more than they show. A two-minute uncut video -- starting at the front door and moving through every room -- tells you more than 30 still photographs. Look for:
- Water stains on ceilings and around windows
- Floor slope (hold the camera level at door thresholds)
- Basement wall condition and any standing water
- Electrical panel age (fuse boxes are a red flag)
Any seller or wholesaler who refuses to provide video is hiding something.
3. Verify the rental comps yourself
Do not rely on the pro-forma you are handed. Cross-check:
- Zillow Rental Manager listings within a half-mile radius
- Rentometer or Zillow Rent Index for the ZIP code
- Facebook Marketplace and Craigslist for active rental listings
If the pro-forma assumes $1,200 in rent but the same block is renting at $900, your cash-on-cash return is not what the spreadsheet says.
4. Check the city's building permit history
The City of Detroit has an open permit portal. Search the address and look for:
- Open violations or blight citations
- Recent permitted work (roof, electrical, plumbing)
- Ownership history and transfer frequency
A property that has changed hands three times in two years without any permitted work is a flip -- and corners were likely cut.
5. Title work is non-negotiable
Wayne County has a deep backlog of tax-foreclosed and quit-claim transactions. Title issues that are routine elsewhere can kill a deal here. Insist on:
- A full title search, not just a commitment
- Verification that the seller actually owns what they are selling
- Confirmation that all prior liens and water bills are cleared
We have seen deals where the seller did not have clear title and the buyer discovered it after wiring funds.
6. Build a local team before you buy
You need, at minimum, three people on the ground:
- A broker who owns investment property themselves in Detroit
- A property manager who can give you references from current out-of-state owners
- A title company or attorney who closes 50+ investment transactions per year in Wayne County
The cost of building this team is zero. The cost of not having it is whatever you wire to the wrong seller.
Need a deal that has already passed these checks? Browse our available properties or send us your criteria. We underwrite every listing before it hits the site.