Listing a rental means coordinating showings with tenants who don't want them, fixing years of wear, and hoping an inspection doesn't surface deferred maintenance. We skip all of that and buy occupied or vacant rentals as-is.
Existing leases transfer to us at closing. Security deposits and prorated rent are handled at the title company, and your tenants deal with us from then on.
You don't have to empty the house to sell it
Many landlords assume they need to wait out a lease or evict before selling. You don't. Under Ohio law, a lease stays with the property, so a buyer steps into your shoes as landlord at closing. We buy occupied rentals regularly. The existing lease, the security deposit, and the rent roll simply transfer through the title company. Your tenants' rights don't change; they just send their rent somewhere new.
If the house is vacant, or you're partway through an eviction, that's fine too. We'll price it accordingly and take it from where you are.
Why listing a rental is harder than listing a home
Tenants can refuse showings beyond what the lease allows and rarely keep a house 'show-ready.' Rentals usually carry years of deferred maintenance that an inspection will surface, and financed buyers often can't close on a property that needs significant work. Meanwhile you're still handling every repair call.
A cash sale removes the inspection drama, the showing fights, and the financing risk. You get a written number and a closing date.
Problem tenants, back rent, and evictions
If a tenant isn't paying, you may be weighing the cost of an eviction (court filings, a set-out, and weeks or months of lost rent) against just being done. Ohio's eviction timeline runs several weeks at minimum, and longer if contested. We'll buy the property with the situation as it is and handle the resolution after closing. We'll be candid about how the tenant situation affects the offer so there are no surprises.
Taxes when you sell an investment property
Rentals are treated differently from a primary residence: you'll generally owe capital gains on the appreciation and depreciation recapture on what you've written off, unless you roll the proceeds into another property through a 1031 exchange. A quick conversation with your accountant before closing can save real money, and we can time the closing to fit an exchange if you're doing one.
Selling more than one
If you're winding down a portfolio across Hamilton, Middletown, Fairfield, or anywhere in Butler County, we can make one offer on several properties and close them together or on a staggered schedule, whatever makes the bookkeeping cleanest for you.
Want a no-obligation cash offer?
Tell us about your house and we'll call within 24 hours with a fair number. No repairs, no fees, no pressure.
Get my cash offer