Serving Detroit, Michigan and homeowners across OhioWritten cash offers · No repairs · No commissions

Done being a landlord? Sell it with the tenants in.

We buy single-family and small multi-family rentals in Detroit and Ohio with tenants still living there, behind on rent or not. No evictions first, no turnover, no showings that upset your tenants.

  • Written offer, no obligation
  • No repairs, no commissions
  • Closed by a licensed title company
Get an offer on your house
  1. 1Property
  2. 2Contact
  3. 3The house
  4. 4Situation

Check your house's cash value

Start with the address. Four quick steps, about two minutes.

Free and no obligation. We never sell your information. Prefer to talk? (954) 854-0549

FastClose on the date you pick, not a buyer's lender's schedule.
SafeA licensed title company handles the paperwork and the money.
FairA written offer with the math shown, so you can check it.
$0Agent commissions
0Repairs or cleaning
1Walk-through, that's it
100%Written offer, math shown

Can I sell a rental property with tenants in it?

Yes. In Michigan and Ohio a sale doesn't end an existing lease. The buyer takes over as landlord under the same terms, and the tenants' security deposits transfer to the new owner at closing. Selling to a cash buyer who buys with tenants in place means no eviction, no vacancy and no showings. The title company handles the transfer, and you hand over the leases, deposits and keys.

House with a front porch and steps to the door
Covered front porch of a house with an American flag
Sound familiar?

What landlords tell us first

  • A tenant who stopped paying

    Months behind, and the eviction process feels like a second job.

  • Repairs that never end

    Every call is a furnace, a leak or a toilet, and the rent barely covers it.

  • Rental compliance paperwork

    Detroit's rental registration and inspections, and you're not sure you're current.

  • You moved away

    You're managing a rental from another city, and the property manager isn't working out.

  • You want your equity back

    The house has gone up in value, and you'd rather have the cash than the headaches.

What we do

How we take over a rental

  • We buy with tenants in place

    Current or behind, on a lease or month to month. The tenants stay, and so does their lease.

  • Leases and deposits, done right

    Leases are assigned and security deposits transfer to us at closing, with the notice to tenants handled.

  • Minimal disruption for tenants

    One walk-through, scheduled with proper notice. No open houses or repeated showings.

  • Problem tenants become our job

    Any non-payment or lease issues after closing are ours to handle, not yours.

Before you sell

What to know first

Leases and security deposits when you sell

A sale doesn't cancel a lease. The new owner steps into your shoes as landlord, under the same rent and term, until the lease ends. Month-to-month tenants also stay unless proper notice is given under state law.

Security deposits move with the house. Michigan's security deposit law and Ohio's landlord-tenant law both expect the deposits to be handled properly when a rental changes hands, including notice to tenants. In practice, the deposits are credited to the buyer on the closing statement, and tenants are told who holds them now.

Sources: Michigan Security Deposit Act (MCL 554.601 et seq.); Ohio Revised Code chapter 5321.

Detroit rental registration and compliance

The City of Detroit requires rental properties to be registered and to pass inspection for a Certificate of Compliance. Rentals that aren't current can face tickets, and tenants in non-compliant units may be able to escrow their rent.

If your rental isn't current, tell us. It's part of the as-is price, not a reason to walk away, and bringing it into compliance becomes our job after closing.

Selling with a tenant who isn't paying

You don't have to finish an eviction before you sell. If one is underway, the purchase agreement can say whether you finish it before closing or it transfers to us. Some owners use “cash for keys,” paying a tenant to move out by a set date, when they need the house empty. With us, that usually isn't necessary.

Unpaid back rent is generally yours to pursue or forgive. We'll spell out in writing which it is.

Sell with tenants, evict first, or keep managing?

Sell to us, tenants in placeEvict, turn over and listHire a property manager
TenantsStay; we take over the leaseMust move out firstStay
RepairsNoneTurnover repairs and cleaningStill yours to fund
Time to cashYou pick the closing dateEviction plus listing timeNo sale
Ongoing costEnds at closingVacancy, mortgage and utilities meanwhileUsually a percentage of rent, plus repairs
PriceBelow retail, with the math shownHighest potential priceYou keep the asset
Two people shaking hands outdoors
A straight deal

Everything in writing. Nothing hidden.

You see the offer, the math behind it and every line on the closing statement before you sign. If something doesn't make sense, we walk you through it.

How it works

Four steps, and you decide at every one

  1. Tell us about the house

    Fill in the short form or call. It takes two minutes, and we'll ask what's going on with the property.

  2. One walk-through

    We see the house once, as it is. Don't clean it, and don't fix anything first.

  3. Written offer

    You get the offer in writing, with the math behind it. Take your time, and ask anyone you trust to look it over.

  4. Close on your date

    We close through a licensed title company. You pick the day, and you leave behind whatever you don't want.

Keep reading

Other situations

Where we buy

Before you decide

Questions landlords ask

Do I have to evict my tenants before selling?

No. We buy with tenants in place, and their leases continue with us as the new landlord.

What happens to my tenants' security deposits?

They transfer to the buyer at closing, shown as a credit on the settlement statement, and tenants are notified who holds them now.

My Detroit rental isn't registered or doesn't have a Certificate of Compliance. Can I still sell?

Yes. Tell us up front. It's part of the as-is price, and bringing the property into compliance becomes our job.

Do you buy duplexes and small multi-family?

Yes, as well as single-family rentals.

Will my tenants have to deal with a lot of showings?

No. We need one walk-through, scheduled with proper notice to the tenants.

Reviewed by the House Rescue Capital team. Last updated .

Let's find the easiest way forward.

Start with your address. A written cash offer, no repairs, no pressure, and you decide at every step.

Check my cash offer