We Buy Small Apartment Buildings in Jacksonville — 2 to 20 Units

Duplexes, quads, and small buildings that are tired, half-vacant, or full of tenants you inherited. We buy occupied and as-is — no vacancy requirement, no repair list, no showings.

Serving Jacksonville + surrounding areas — Fernandina, Yulee, Orange Park, St. Augustine, Palatka, and nearby.

2–20 units

Occupied or vacant

Deferred maintenance

Mid-eviction

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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 Case — Attorney-Closed, 2024

A 78-year-old heir's mobile home had a trashed tenant, a shared well, and code restrictions that blocked a normal sale. We wrote a plan that protected her water, her living situation, and got her paid at closing.

See the redacted closing statement →

Get Your 3 Options

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

What's the main situation?

Why Small Multifamily Is Hard to Sell Right Now

Three things that stop a duplex or quad from trading in Jacksonville.

Insurance

The insurance quote kills the buyer's deal

Florida insurance on an older small building can wreck a buyer's numbers after they're already under contract. That's a leading cause of deals dying at week five. We underwrite the insurance reality before we make the offer, not after.

Below-market rents

Your long-term tenants hurt the appraisal

A financed buyer's lender values the building off current income. Tenants who've been at the same rent for eight years drag that number down — even though those rents are exactly why the building is worth buying. We price off what's really there plus the upside, and we don't need a lender to agree with us.

Condition

Lenders want repairs done before closing

Roof age, electrical, and open permits routinely trigger lender-required repairs on a property the seller can't afford to fix. We buy as-is, so nothing has to be repaired before closing.

How We Value a Small Building

Answer-first: it's the rent roll, the expenses, and the condition — in that order.

The rent roll as it actually is

Who's paying, how much, on what lease, and how far behind. Not the pro forma. We'd rather underwrite three paying units and two vacancies honestly than build an offer on five units that only exist on paper and then re-trade you.

Real expenses, especially insurance and water

Insurance, taxes at the new assessed value, water and sewer if it's master-metered, and actual maintenance — not a 5% rule of thumb. Master-metered water on an older building is often the single largest fixable expense, and finding it usually helps your number rather than hurting it.

Condition, priced not deducted twice

Roof age, panel and wiring, plumbing stack, and any open permits or code cases. We buy as-is and we don't ask you to fix anything. What we do is tell you where the number came from, so you can see we're not deducting for the same roof twice.

Occupancy is not a problem here

Tenants in place, tenants behind, and tenants mid-eviction are all workable. We own rentals in these same neighborhoods. An eviction you started does not have to be finished before we close.

Cash or Terms on a Small Building

Both numbers, in writing, before you decide.

Cash

As-is, we typically cover standard closing costs, you choose the date, and it closes without a lender or an appraisal in the way. The lower of the two numbers and by far the more certain one.

Terms

A higher total price paid over time, monthly, attorney-closed and secured. On small multifamily this often nets a long-time owner materially more than a cash sale — you keep income off a building you no longer have to manage. Ask your CPA how the installment treatment applies to you.

The comparison

We also run what you'd net listing it, including commission and the repairs a financed buyer's lender would demand. If listing wins, we'll tell you it wins.

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

No. We prefer them occupied. Paying tenants are the asset — we're not asking you to empty the building before closing.

That's fine. You don't have to finish it. Tell us where it stands and we'll take it from there after closing.

A duplex. We buy 2 to 20 units. Above 20 we'll still look, but it moves into a different underwriting process.

No. A rent roll, twelve months of bank deposits, and the tax bill are enough for a real number. Most small owners don't have accountant-prepared statements and we don't require them.

We buy with them open. Bring the case numbers up front — code issues are one of the most common things we solve, and knowing early keeps the closing date real.

All of Duval, plus Orange Park and Clay County, Nassau, St. Johns, and Putnam.