What Makes This Situation Difficult
These are the practical obstacles that make a conventional sale hard here.
Buyers want vacant possession
Most owner-occupier buyers will not take on an existing tenancy, which removes the largest part of your buyer pool immediately.
Access for appraisal and inspection
Some buyers and lenders require interior access for valuation or inspection. Requirements vary; arrange any entry under the lease and applicable tenant rules rather than assuming an occupied sale cannot close.
California tenant protections are strict
State and local rules on notice, just cause and relocation assistance are detailed and vary by city. Getting them wrong is expensive, which is a strong argument for not attempting a self-managed eviction to prepare a sale.
Carrying a non-paying tenancy
The mortgage, taxes and insurance continue while the rent does not, and the shortfall accumulates monthly.
Condition is unknown
If you have not been inside recently, neither has anyone else. That uncertainty is difficult to price on the open market but is simply part of our assessment.
Legal costs mount
An unlawful detainer takes time and money, and the outcome is not guaranteed on your preferred schedule.
Your Two Realistic Options
| Sell to Us (Cash) | List With an Agent | |
|---|---|---|
| Vacant possession needed | No | Usually expected by buyers |
| Eviction before sale | Not required to request a review | Not automatically required; investor buyers may retain tenants |
| Interior access | Review access and written terms | Buyer and lender requirements vary |
| Rent arrears | Priced in | Complicates a listing |
| Agent commission | No commission charged by us. | Negotiated in the listing agreement |
| Timeline | Close on the date you choose. | Unpredictable with an occupied unit |
| Gross price | Below retail | Higher with a vacant, presentable unit |
When You Should Not Sell to Us
If the tenancy is straightforward and the tenant pays reliably, the property may be worth more to an investor buyer on the open market than it is to us — a stable tenant is an asset, and it should be marketed as one. This page is about the situations where the tenancy has become the problem.
Frequently Asked Questions
Do I have to evict the tenant before selling to you?
No — that is the main reason landlords in this position contact us. We buy with the tenancy in place and deal with the situation ourselves after closing.
What happens to the tenant after you buy?
We take on the property subject to the existing tenancy and handle it in accordance with the applicable rules. Depending on the circumstances that can mean the tenancy continuing, or a negotiated agreement to vacate.
Can you buy if I have not been inside for a long time?
Yes. We will want one walkthrough where practical, and we can make an offer with allowances for uncertainty where access is genuinely not possible.
The tenant owes several months of rent. Can I recover it?
Whether unpaid rent remains collectable after a sale, and how, depends on your lease and the circumstances — a landlord-tenant attorney can tell you where you stand. It is a separate question from the sale price we offer.
What about the security deposit?
Deposits are typically transferred or credited at closing and handled through escrow. Escrow will confirm the mechanics for your transaction.
This page explains how selling a property for cash works. It is not legal, tax or financial advice, and it is not a substitute for advice about your own situation. For anything touching probate, tenancies, foreclosure timelines, divorce settlements, code enforcement or the tax consequences of a sale, please speak to a qualified attorney or CPA. My California Home Solution is a property-buying company, not a brokerage — when we make an offer we are the buyer, not your agent. Richard Farmer is a licensed California real estate broker affiliated with Ktesius Realty Corporation (California DRE License #01842170), so brokerage services are available separately if listing suits you better.