There's a point where a rental property stops being an investment and starts being a job you didn't apply for. If you've reached it, you don't have to renovate the place or wait for a lease to end. We buy rentals as they are, tenants included, for cash — and we'll work with you to set the closing date — typically within 7 to 30 days, subject to title and escrow requirements.
You might be at this point if…
The maintenance calls come at the worst possible times and you've stopped wanting to
answer the phone.
You've been through one turnover too many — repaint, re-carpet, re-list, repeat.
A tenant stopped paying and you're weighing whether it's worth what it takes to resolve.
The property needs real work now — roof, plumbing, HVAC — and the rent doesn't justify it.
You inherited a rental you never chose to own.
You live in another city or state and managing it remotely has worn thin.
A property manager takes a cut and you're still handling the decisions.
You're retiring, or simplifying, and you'd rather not be doing this in your seventies.
On paper it works; in practice it's the thing you think about at 11pm.
Being a landlord is legitimate work, and deciding you're done with it isn't a failure. It's
just a decision.
The three things that usually keep people stuck
"I can't sell with a tenant in it."
You can — to us. Tenant-occupied is normal for us, not an obstacle. You don't have to wait
out a lease, decline to renew, or ask anyone to leave so we can buy the property. Tell us the
lease terms, the rent, and whether payments are current, and we'll factor it in.
This matters beyond convenience. Trying to move a tenant out in order to sell puts you into
landlord-tenant law, notice requirements, and in many California cities local rent and
just-cause rules on top of state law. Selling with the tenancy intact avoids that entirely. If
anyone tells you a sale requires you to remove a tenant first, get a second opinion — and if
you're already in a dispute with a tenant, that's a question for an attorney, not for a buyer.
"It needs too much work to sell."
Rentals accumulate deferred maintenance — that's the nature of them. Original kitchens, aging
water heaters, roofs on their last few years, and whatever the last tenant left behind. We buy
in that condition without asking you to put money into a property you're leaving.
"The taxes will eat me alive."
This one's real and we won't dismiss it. Selling a rental you've depreciated for years can
trigger capital gains plus depreciation recapture, and the number can be significant. It is
also very much not our area — talk to a CPA before you sell, not after. A
1031 exchange, timing across tax years, or an installment structure may change the picture
materially, and those are decisions worth paying a professional to think about. We'd rather
you got that advice and decided against selling than sold without it.
Why listing a rental is harder than listing a home
Showings need tenant cooperation. Notice requirements, scheduling around
someone else's life, and a tenant with no reason to help you sell.
Owner-occupant buyers usually want it empty. Which puts you back into the
problem above.
Investor buyers using financing bring lenders, and lenders scrutinize
condition on rental property.
The rent stops or the vacancy costs start the moment you decide to prepare
it for market — you carry the property with no income while you spend on repairs.
What happens when you contact us
Tell us about the property. Fill out the short form — phone number, email, property address, and your name if you'd like — or call us. If it's tenant-occupied, be prepared to share the lease terms, current rent, and whether payments are current.
We look at comparable sales and the real condition. No repairs, no turnover, no getting anyone out. If we need to see it, we'll coordinate access respectfully — your tenant is a person, not a complication.
You get a number in writing, with our reasoning. If you decide to move forward, we'll work with you to set the closing date — typically within 7 to 30 days, subject to title and escrow requirements. Security deposits and prorated rent are handled at closing.
We don't charge you a fee or commission. Seller-side closing costs or adjustments, when applicable, are shown in the closing figures and may reduce your net proceeds.
When you should keep it, or list it instead
Being straight with you: if the property cash-flows well, the tenant pays on time, and the
building doesn't need much, keeping it is very likely the better financial decision. Rental
real estate is a good long-term asset — California's rent-cap rules notwithstanding — and we're not going to pretend otherwise to win a deal.
And if it's in good condition and currently vacant, listing it on the open market will usually
net you more than any cash offer, including ours.
We're the right answer when the property needs work you don't want to fund, when the tenant
situation is difficult, when you're managing from far away, or when you've simply decided the
stress isn't worth the return. That last one is a legitimate reason on its own, and you don't
have to justify it to anyone — including us.
Where we buy
We're a California cash buyer, based in Bakersfield and buying across the state. If you'd
like to see what we do in your area:
Don't see your city? Reach out anyway — we buy throughout California.
Frequently asked questions
Can you buy with tenants still living there?
Yes. That's routine for us. You don't need to end a tenancy to sell.
What if the tenant isn't paying?
Tell us. It affects the number but it doesn't stop the sale. Don't attempt a removal on your
own — that's a legal process, and an attorney is the right call.
Do I have to tell the tenant we're talking?
Not to get an offer. Before closing, notice requirements apply and the title company will
walk through what's needed.
What happens to the security deposit?
It transfers as part of closing, along with prorated rent. The title company handles it.
Do you buy multiple properties at once?
Yes. If you're exiting several, tell us about all of them.
Do you buy duplexes and small multifamily?
Sometimes. Ask about the specific property rather than assuming.
What about a rental that's currently empty and torn up between tenants?
Possibly, and possibly a lot. Depreciation recapture and capital gains both come into play.
Ask a CPA before you sell — this genuinely isn't something to guess at.
Find Out What Your Rental Is Worth
Tenants in place, repairs undone, whatever the situation — tell us about the property and we'll come back with a real number. No fees, no obligation.
