Michigan Net Zero Rural Real Estate Syndicate

It is funded from two sources that never touch your money: the $60,000 Sponsor Cash Pool and negotiated seller concessions (such as the $7,500 Ludington closing credit), with any balance paid from the first construction development draw.

The fee is disbursed by the Michigan licensed title agency on the settlement statement and is contractually guaranteed under the Corporate Indemnification & Pledge Agreement — it is not contingent on project performance.

Three layers sit in front of your credit file. First, 6–12 months of PITI is escrowed at closing and auto-debited on the 1st, so a late payment cannot occur during construction or lease-up. Second, Parcel A rent (~$2,200/mo at Ludington) covers holding costs. Third, the free-and-clear split parcels are liquid collateral the syndicate can sell or refinance without lender consent.

The sponsors' corporate indemnification obligates both LLCs to cure any shortfall before it could ever reach a guarantor.

GreenStone is a member-owned Farm Credit cooperative whose mandate is rural Michigan land and homes. Its Country Living and One-Time Close Construction programs are designed for acreage, outbuildings and rural new builds that conventional lenders typically decline because they exceed agency acreage limits or lack conforming comps.

GreenStone holds these loans on its own balance sheet, so it can underwrite multiple co-borrowers, count vested retirement assets toward reserves, and accept free-and-clear land as the construction down payment. Borrowers also share in its cooperative annual patronage dividends.

Under ANSI Z765, any level that is partially below grade is reported as basement and valued at a steep discount. Our lower level is a 10'-0" stone-clad R-24 SIP walkout built on a flat Frost-Protected Shallow Foundation with zero soil contact against the walls — so both stories qualify as 100% above-grade GLA and are comped at full finished-square-foot value.

Factory-cut SIPs dry in within 7–10 days, cutting labor and carry cost, while the indoor natatorium and riverfront acreage push the home into a higher comp bracket. Low cost basis plus full-value GLA produces the 35%+ equity cushion.

When one mortgage covers an entire tract, splitting off a lot later requires the lender to approve a Partial Release — a slow, discretionary process that often demands a paydown and a new appraisal, and can stall a project for months.

We avoid it entirely: the land division is approved before closing, and the title agency records two separate deeds at the same table. The mortgage attaches only to Parcel A; Parcel B (and C) are bought with cash and recorded lien-free. There is nothing to release — ever.