Investment Opportunities
Multiple strategies to match your investment goals and risk tolerance
Rental Properties
Single-family and multi-family income properties
Commercial
Office, retail, and industrial investments
Land Banking
Strategic land acquisition for future development
Fix & Flip
Value-add opportunities for active investors
Marquette County Market Dynamics
Understanding local demand drivers is crucial for successful investing. Here's what makes Marquette County unique:
Student Housing
NMU enrollment of 7,000+ creates consistent demand
Tourism Growth
15% annual visitor increase drives short-term rental potential
Healthcare Sector
UP Health System is a major employer with relocating professionals
Remote Workers
Growing influx of remote workers seeking quality of life
Pro Tip: Student Housing
Properties within walking distance of NMU campus command premium rents. Look for 3-4 bedroom homes near campus. Parents prefer houses over apartments for their students. Academic year leases (August-May) often cover 80%+ of annual mortgage costs.
Watch Out For
Older homes may have outdated heating systems or foundation issues from frost heave. Always budget 10-15% more for UP properties due to winter maintenance. Dawn helps investors identify these red flags during due diligence.
Investor Services
From first-time investors to seasoned portfolio builders, Dawn provides the analysis and support you need to make informed decisions.
Why Invest in Marquette County?
- Strong rental demand from NMU students and professionals
- Steady appreciation with growing tourism economy
- Lower entry points than major metropolitan markets
- Limited supply creates long-term value retention
Consulting & Strategy
Data-driven guidance for building wealth through real estate
Goal Setting
Define your investment objectives and timeline
Portfolio Analysis
Evaluate current holdings and opportunities
Financial Modeling
Cash flow projections and ROI analysis
Risk Assessment
Understand and mitigate investment risks
The Numbers That Matter
Key metrics Dawn analyzes for every investment opportunity
Cash-on-Cash Return
Target: 8-12%+Annual cash flow divided by total cash invested. Measures actual return on your out-of-pocket investment.
Cap Rate
Marquette avg: 6-9%Net Operating Income divided by purchase price. Measures property yield independent of financing.
DSCR
Target: 1.25-1.5+Debt Service Coverage Ratio. NOI divided by annual debt payments. Lenders often require 1.25+.
GRM
Lower is betterGross Rent Multiplier. Purchase price divided by annual gross rents. Quick screening tool.
The Investment Consulting Process
Discovery Call
Understand your goals, timeline, risk tolerance, and current situation (30-60 min)
Deliverable: No deliverable, just conversation
Strategy Development
Create personalized investment strategy based on your objectives
Deliverable: Written strategy document
Market Analysis
Review current market opportunities matching your criteria
Deliverable: Market report and property list
Property Analysis
Deep-dive financial analysis on specific properties
Deliverable: Full financial model per property
Implementation
Execute strategy through property acquisition and portfolio management
Deliverable: Ongoing support and analysis
Who Dawn Works With
New Investors
Learn the fundamentals and avoid common mistakes
Growing Portfolios
Scale strategically with proper analysis
Passive Investors
Evaluate opportunities that match your involvement level
Retirement Planning
Build income-producing assets for the future
Mistakes Dawn Helps You Avoid
Using pro forma numbers
Sellers project optimistic rents and low expenses. Always use actual rent rolls and T12 (trailing 12-month) expenses.
Ignoring maintenance reserves
Roofs fail, furnaces die, units need updating. Budget 10-15% of rent for CapEx or face cash flow emergencies.
Underestimating management
Self-management takes 2-5 hours/unit/month. Either budget that time or plan for 8-10% management fees.
Overleveraging
Maximum leverage maximizes risk. Leave margin for vacancies, repairs, and market downturns.
Seasonal Investment Timing
The UP's distinct seasons create unique buying opportunities throughout the year
Spring (Apr-Jun)
Best time to buy: motivated sellers, full inspection access, summer rental income ahead
Summer (Jul-Sep)
Peak tourism shows short-term rental potential; student housing fills for fall
Fall (Oct-Nov)
Fewer buyers = better negotiating; verify heating systems before winter
Winter (Dec-Mar)
Lowest prices but limited inventory; great for planning spring purchases
Numbers-Based Approach
Investment decisions should be based on data, not emotion. Dawn helps you analyze properties objectively, understand the true costs and returns, and build a portfolio that aligns with your financial goals.
Local Market Expertise
National investment advice doesn't account for UP-specific factors: heating costs, seasonal rental patterns, NMU student demand, tourism trends. Dawn combines solid investment principles with deep local knowledge.
Investor FAQs
What return can I expect on Marquette rentals?
Typical cash-on-cash returns range from 6-10% depending on property type, location, and financing. Student rentals often yield higher returns but require more management. Dawn provides detailed projections for every property analyzed.
Should I invest in short-term or long-term rentals?
Both have merits. Long-term rentals offer stable income with less management. Short-term rentals (especially waterfront) can generate 2-3x revenue but require more hands-on management or professional property management. Your lifestyle and goals determine the best fit.
What are the risks of investing in the UP market?
Key risks include seasonal fluctuations and weather-related maintenance costs. If a property isn't selling, it's typically because it's priced too high. Lower entry prices and steady demand from NMU and the hospital mitigate many risks. Proper due diligence is essential.
Can out-of-state investors succeed here?
Absolutely. Dawn works with many out-of-state investors and can connect you with reputable property managers. Virtual showings, detailed analysis, and strong communication make remote investing feasible.
What makes investment consulting different from just using an agent?
Agent services focus on transactions. Consulting focuses on strategy: whether you should buy, what to buy, and how it fits your overall financial picture. Sometimes consulting leads to 'don't buy anything right now,' which an agent wouldn't typically say.
How much do consulting services cost?
Initial consultations are complimentary. Ongoing consulting is project-based or hourly depending on scope. If consulting leads to a purchase where Dawn represents you, consulting fees are often credited toward commission.
What if I already own investment properties?
Portfolio reviews are a core service. Dawn analyzes your current holdings, identifies optimization opportunities (refinancing, rent increases, value-add improvements), and helps plan your next moves.