When a rental stops making sense
Most landlords don't sell because of one bad month. They sell when the math and the stress stop adding up: rents that don't keep pace with taxes and insurance, a capital expense on the horizon, a tenant who pays late every month, or simply wanting their evenings back. If you're spending more time managing the property than it's worth, it may be time to exit.
The problem with listing a tenant-occupied home
Retail buyers want to move in, so a listed rental usually has to be vacant and freshened up first. That can mean waiting for a lease to end or negotiating a move-out, then paying for paint, flooring and cleaning, and carrying an empty property for months with no rent coming in. Showings with tenants in place are awkward at best and often don't go well.
What selling to us looks like
- Tenants stay. We buy with existing leases in place, including month-to-month.
- Respectful access. We coordinate a walkthrough with proper notice under the lease and local rules. Usually one visit, sometimes none if you have recent photos.
- As-is condition. Deferred maintenance, dated units and repair lists are part of the price, not your to-do list.
- Clean handoff at closing. Rent is prorated, and security deposits are credited to the buyer, handled by the title company or attorney.
- Problem tenants. Non-paying tenant or an eviction in progress? Tell us. It affects the offer, but it doesn't necessarily stop the sale.
What to have ready
- Copies of current leases, or a simple rent roll if it's a multi-unit property
- Rent amounts, due dates and security deposits held
- Any known issues, open code cases or pending repairs
- Recent photos if you have them
If the unit is vacant or about to be
A vacant rental in decent condition may be a fit for our Retail Buyer Program, which sells to an owner-occupant with buyer credits instead of repairs. That often nets more than an investor sale, with your net fixed in writing upfront. We'll compare it against a cash offer so you can choose.
Thinking about taxes? Selling a rental can trigger capital gains and depreciation recapture, and some investors use a 1031 exchange to defer them. Talk to your CPA before you sign. We can time closing around an exchange if needed.