Rent has stopped arriving, the tenant will not allow access, or the tenancy has simply become more trouble than the property is worth. Selling a tenant-occupied property on the open market is difficult, because most buyers want vacant possession and financed buyers often cannot get inside to satisfy an appraisal. We buy occupied properties and take the tenancy on as it stands.
These are the practical obstacles that make a conventional sale hard here.
Most owner-occupier buyers will not take on an existing tenancy, which removes the largest part of your buyer pool immediately.
A financed sale needs an appraiser inside. A tenant who refuses entry can stall a listed sale indefinitely.
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.
The mortgage, taxes and insurance continue while the rent does not, and the shortfall accumulates monthly.
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.
An unlawful detainer takes time and money, and the outcome is not guaranteed on your preferred schedule.
| Sell to Us (Cash) | List With an Agent | |
|---|---|---|
| Vacant possession needed | No | Usually expected by buyers |
| Eviction before sale | Not required | Often necessary to attract offers |
| Interior access | One walkthrough, arranged with you | Repeated showings plus appraisal |
| Rent arrears | Priced in | Complicates a listing |
| Agent commission | $0 | 5–6% of the sale price |
| Timeline | 7–21 days | Unpredictable with an occupied unit |
| Gross price | Below retail | Higher with a vacant, presentable unit |
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.
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.
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.
Yes. We will want one walkthrough where practical, and we can make an offer with allowances for uncertainty where access is genuinely not possible.
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.
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 (DRE #01229897) affiliated with Ktesius Realty Corporation (DRE #01842107), so brokerage services are available separately if listing suits you better.
No obligation, and no pressure. If listing is the better move for you, we will say so.