Sell a Rental With Tenants Still In It — No Eviction, No Turn, No Showings

You don't have to empty the house to sell it. We buy tenant-occupied rentals across Jacksonville subject to the existing lease — paying tenants, non-paying tenants, month-to-month, or no written lease at all. One walkthrough, not twenty showings.

Serving all of Jacksonville and Duval County — single rentals and small portfolios.

Tenant not paying

Month-to-month

No written lease

Multiple rentals

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Option 1: Net Cash Number (In Writing) As-is. We'll show what you'd actually pocket after typical costs and payoffs.

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Option 2: Higher-Price Terms (In Writing) Higher price than cash — put in writing and attorney-closed.

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Option 3: List vs. Sell "Truth Check" Comparison of listing net vs. selling as-is today.

Real Closings — Attorney-Closed, Redacted Proof Below

One of the redacted closings on this page is a tired landlord selling two properties in a single transaction — numbers included.

See the redacted closing statements →

Get Your 3 Options

We reply fast: initial email review in 1–2 hours. No obligation.

What's the main situation?

Why a Tenant-Occupied House Sits on the MLS

The problem isn't the price. It's who's allowed to buy it.

Most buyers can't use it

The buyer who'd pay the most wants to live there.

The retail buyer paying top dollar is buying a home to move into, and they can't — the lease conveys with the property. That knocks out most of the demand pool before the first showing, which is why tenant-occupied listings sit even when they're priced right.

Showings are a fight

You need notice, access, and a cooperative tenant. You usually have two of three.

Every showing requires notice and a tenant willing to let strangers walk through their home while they're being asked to leave it. Dishes in the sink, a dog in the yard, photos that look nothing like the listing. Buyers read the friction as a problem with the house.

Turning it first costs more than you think

Two to four months of carry before you even list.

The standard advice is to turn it vacant and sell it clean. Run the math: notice period, vacancy, paint and flooring, a leasing fee if you re-rent it, then the commission. That's two to four months of mortgage, taxes, and insurance out of pocket before a buyer shows up — to chase a higher price that may not cover what you spent to get there.

What We Ask About — and Why

Four questions decide the number. Have the answers ready and we can be quick.

The lease itself

Written or verbal, rate, term, and end date. A below-market lease with 14 months left is a different asset than a month-to-month at market rent. Both are buyable; they're just not worth the same.

Payment history

Paying on time, chronically late, or not at all. Be straight with us — we'd rather price a non-paying tenant correctly on day one than discover it at the walkthrough and reprice the deal on you at the end.

The deposit

How much, and where it's held. It transfers as a credit at closing. Missing paperwork isn't a dealbreaker.

The relationship

Is this an arm's-length tenant, a family member, or a friend who moved in and stopped paying? It changes how we approach the property after closing, and it changes what we can honestly tell you about what happens to them.

Own more than one? We buy small portfolios in one closing — see the tired landlord two-property sale, or read cash offer vs. listing with an agent for the honest comparison.

Most Investors Only Give One Option. We Give Three.

Because every situation is different. Sometimes you need speed, sometimes you need the most money.

Best for Speed

Net Cash Offer

A guaranteed cash price. We typically cover all standard closing costs. We buy as-is. You pick the closing date.

Closes in as little as 10–14 days
No repairs needed

Best for Max Value

Terms (Higher Price)

We pay you a higher purchase price in exchange for paying over time (monthly). Everything secured by attorneys.

Beats the "Cash" price
Monthly income potential

The Truth Check

Market Comparison

We calculate what you'd net if you listed with an agent (minus commissions/fees). If listing is better, we'll tell you.

Transparent math
No pressure guidance

Real Closings — Redacted HUD Proof

We Don't Just Promise Solutions. We Prove Them.

Each card shows a real situation we solved — with a redacted closing statement you can review. Look for "Due to Seller" on the HUD.

InheritanceTenantsCode Issue

"She feared losing her water."

Situation: Inherited mobile home. Tenant trashed it. Shared well + code restrictions blocked a normal sale.
What we did: Structured a plan that protected her living situation and water rights.
Result: Clean closing with net proceeds in hand — no panic decisions.

LandlordTenantsRepairs

"She wanted out — without hurting tenants."

Situation: Burned-out landlord. Repairs needed. Didn't want to displace tenants or manage contractors.
What we did: Presented cash and terms options. Committed to keep tenants in place short-term.
Result: Sold without showings, repairs, or tenant chaos.

Late PaymentsLienRepairs

"She was upside down and stuck."

Situation: Behind on payments. Code lien. Would've needed cash to close a traditional sale.
What we did: Took over the existing mortgage and covered closing costs — no out-of-pocket for her.
Result: She walked away without bringing a check to closing.

Mobile HomeSeller FinancingAs-Is

"They wanted full price, not a cash discount."

Situation: 1959 mobile home on its own land. Too old for any lender, which caps what a cash sale can pay.
What we did: Paid the full $100,000 price — $5,000 down and $95,000 carried by the seller at 0% interest.
Result: Full price instead of a cash discount, plus $500 a month secured by the property.

📁 Full redacted closing statements available on request. Three of these closed through a Florida real estate attorney; the seller-financed purchase closed directly between the two parties.

Straight Answers — No Runaround

What landlords ask us most. Nothing here is legal advice — confirm notice periods and landlord-tenant requirements with a Florida attorney.

No — and evicting first is usually the most expensive possible order of operations. You pay the legal costs and the vacancy, then you sell an empty house that now shows worse than it did occupied. We buy with the tenant in place.

In Florida a buyer generally takes the property subject to the existing lease, which is exactly why a retail buyer who wants to move in walks away. It's not a problem for us — we own rentals. The lease comes with the house and we honor it.

It follows the property. It's handled as a credit to us at closing so we can return it to the tenant when their tenancy ends. Bring whatever documentation you have on the amount and where it's held; if the records are thin, tell us and we'll work with it.

Still buyable. A non-paying tenant is a price conversation, not a dealbreaker. You don't have to chase the money, file the eviction, or have another confrontation before you can get out — we take the property and the problem together. See problem tenants.

That's common and it's fine. Florida law sets the required notice period for ending a month-to-month tenancy, and the requirement has changed in recent years — confirm the current rule with an attorney rather than relying on what you remember. Either way, a handshake tenancy doesn't stop us from buying.

Say so up front. Jerel owns and manages rentals in Northeast Florida — a tenant who pays is an asset to us, not an obstacle. In most cases keeping them is what we want anyway. We won't promise you something we can't control forever, but we can tell you honestly what we intend to do with the property.

One brief walkthrough with proper notice to the tenant, and often we can work from photos and your description instead. We're not sending ten buyers through their living room over three weekends the way a listing does — which is usually the part tenants hate most about a sale.