Rentals look good on paper until it's 2 a.m. and the water heater is gone, or a tenant has stopped paying and the eviction docket is booked for weeks. Many small landlords reach a point where the rent no longer covers the stress.
Investors buy rentals with the tenants still in them — paying, not paying, or mid-eviction. You don't have to empty the house, fix it, or find a new tenant first. The lease and deposits transfer to the buyer at closing.
Your options
Hire a property manager
Takes the calls off your plate for roughly 8–10% of the rent, plus leasing fees. Doesn't fix a bad tenant or a house that needs work.
Wait for the lease to end and list it
An empty, repaired house sells for more to owner-occupants — after months of vacancy, repairs and carrying costs.
Sell to an investor with tenants in place
The buyer takes over the lease, the tenant and the repairs. One closing and you're out.
What carries over to the buyer
- Existing leases generally stay in force after a sale; the buyer becomes the landlord.
- Security deposits move to the buyer at closing (credited on the settlement statement) — keep your records straight.
- An eviction that's already filed can often continue in the new owner's name, depending on the court.
- Your tenants have rights to notice before showings and inspections. A cash buyer needs far fewer visits than a retail sale.
What to have ready
- The lease(s) and rent roll
- Security deposits held
- Any eviction case number
- Recent repair history and known problems
Don't have all of it? Send the form anyway — buyers can work with what you have.
How it works
One form instead of a dozen phone calls with buyers.
Tell us about the house
One short form: the address, its condition, your timeline and your situation. No photos, no showings, no appraisal.
Local cash buyers compete
We share the house — not your contact details — with local investors who buy in your area, and they put their best offers forward.
We match you with the right one
We look past the headline price at the closing date, the conditions and the buyer's record, introduce you to the best fit, and you decide.
Questions sellers ask
Can I sell a rental house with tenants living in it?
Yes. Investors buy occupied houses all the time. The lease transfers to the new owner, who becomes the landlord.
What if my tenant isn't paying rent?
You can still sell. Tell buyers what's owed and where any eviction stands; they price it in. Some buyers will finish the eviction themselves.
Do I have to give the tenants notice that I'm selling?
You usually must give the notice your lease and state law require before entering for inspections. A cash sale typically needs one walkthrough, not weeks of showings.
What about capital gains and depreciation recapture?
Selling a rental can trigger both. Some owners use a 1031 exchange to defer them. Talk to a tax professional before you sign.
General information, not legal, tax or financial advice. Rules differ by state and county — talk to a local attorney about your situation.