Sell Your Rental Property With Tenants in Place

How a tenant-in-place sale works

We close with the existing lease still in effect. The tenant keeps paying rent, just to a new owner; we step into the landlord's shoes. There is no showing required and we usually only need one interior walk-through with proper notice. The security deposit is transferred at closing and rent is prorated for the closing month.

• Send us the lease, rent roll, and last 12 months of payment history
• One pre-offer walk-through with proper notice to the tenant
• Closing transfers the lease and security deposit
• We send a new-owner letter to the tenant with payment instructions

The numbers vs. the open market

Tenant-occupied houses typically sell at a discount to vacant-and-staged comps because the buyer pool is investors, not retail homeowners. The trade is speed and zero vacancy: no make-ready cost, no 30-60 days of lost rent, no eviction risk. For many landlords with one or two rentals, those savings make up most of the gap.

When you should evict or wait first

If the tenant is months behind, on a month-to-month with no lease, or in a property that needs major repairs the tenant won't allow access for, sometimes the cleanest answer is to resolve that first. We can talk you through which path nets more in your specific situation — sometimes that means waiting; often it doesn't.

How Tired landlord sales work in Indiana

Indiana uses a judicial foreclosure process that typically runs 9 to 12 months from the first missed payment to sheriff's sale, with a redemption window before the sale is confirmed. For tired landlord sellers specifically, that timing matters: the longer the legal window, the more flexibility you have to plan a sale instead of reacting to a court date. Indiana sellers should be aware of the state's 12-month average foreclosure window and the fact that deficiency judgments are allowed. We see tired landlord sales most often in Anderson, Bloomington, Columbus, Evansville, but we buy anywhere in Indiana. The mechanics of the sale itself — the offer, the inspection walk-through, and the title-company closing — stay the same across our four-state footprint, but the timeline you're working against and the line items that show up on the settlement statement can look different in Indiana than they do elsewhere, so the first thing we do on an intake call is figure out where you actually are in the Indiana process.

How Tired landlord sales work in Ohio

Ohio is a judicial foreclosure state and the process typically takes 6 to 12 months, with a sheriff's sale and a confirmation hearing before title transfers. For tired landlord sellers specifically, that timing matters: the longer the legal window, the more flexibility you have to plan a sale instead of reacting to a court date. Ohio allows deficiency judgments and the redemption period ends when the sheriff's sale is confirmed. We see tired landlord sales most often in Cincinnati, Columbus, Hamilton, Mansfield, but we buy anywhere in Ohio. The mechanics of the sale itself — the offer, the inspection walk-through, and the title-company closing — stay the same across our four-state footprint, but the timeline you're working against and the line items that show up on the settlement statement can look different in Ohio than they do elsewhere, so the first thing we do on an intake call is figure out where you actually are in the Ohio process.

How Tired landlord sales work in Michigan

Michigan most commonly uses non-judicial foreclosure by advertisement, which typically takes 60 to 90 days to the sheriff's sale, followed by a 6-month statutory redemption period for most owner-occupied properties. For tired landlord sellers specifically, that timing matters: the longer the legal window, the more flexibility you have to plan a sale instead of reacting to a court date. Michigan's 6-month redemption period after the sheriff's sale gives sellers extra time to sell or refinance before losing title. We see tired landlord sales most often in Ann Arbor, Kalamazoo, Lansing, Taylor, but we buy anywhere in Michigan. The mechanics of the sale itself — the offer, the inspection walk-through, and the title-company closing — stay the same across our four-state footprint, but the timeline you're working against and the line items that show up on the settlement statement can look different in Michigan than they do elsewhere, so the first thing we do on an intake call is figure out where you actually are in the Michigan process.

How Tired landlord sales work in Alabama

Alabama is a non-judicial foreclosure state and the process can move quickly — often 30 to 60 days from notice to sale — with a one-year statutory right of redemption after the sale. For tired landlord sellers specifically, that timing matters: the longer the legal window, the more flexibility you have to plan a sale instead of reacting to a court date. Alabama's fast non-judicial timeline means sellers should act early; the one-year post-sale redemption right is a partial safety net but does not stop the sale itself. We see tired landlord sales most often in Auburn, Montgomery, Opelika, Tuscaloosa, but we buy anywhere in Alabama. The mechanics of the sale itself — the offer, the inspection walk-through, and the title-company closing — stay the same across our four-state footprint, but the timeline you're working against and the line items that show up on the settlement statement can look different in Alabama than they do elsewhere, so the first thing we do on an intake call is figure out where you actually are in the Alabama process.

What to have ready on the first call

When you're ready to talk through a tired landlord sale, having a few basics handy makes the first conversation much shorter. We will want the property address so we can pull county records, a rough sense of condition (we don't need a list, just "needs a roof", "lived in", "fire damage in the back bedroom" is fine), the loan balance and roughly how far behind if any, and whether anyone else is on title — a co-owner, an heir, an ex-spouse, a trust, or an estate. We do not need photos, repair estimates, an inspection, an appraisal, or a clean house. Most calls run 10–15 minutes; if a quick walk-through is the next step, we can usually have a written offer back to you within a couple of business days.