We buy rentals with the tennants
Owning rental property can be a good investment, but circumstances change. Repeated repairs, tenant problems, rising expenses or managing the property from a distance can eventually make selling more attractive than continuing to operate the rental.
Home Buyer Louisiana purchases occupied, vacant and distressed rental properties throughout Louisiana. We can evaluate the property in its current condition and, in many situations, purchase it without requiring you to complete repairs, remove the tenants or prepare the house for a traditional listing.
Every property and tenant situation is different. Tell us about the house, the lease and what you would like to accomplish. One of our local team members will explain whether a direct sale may be a practical option.
Yes, but the realistic timeline depends on the property’s title, condition, occupancy and lease situation.
A vacant rental with clear title may be ready to close within 8 to 14 days. An occupied property, unfinished succession, unresolved tenant dispute or title issue may require additional time and coordination.
Home Buyer Louisiana purchases rental properties directly, so you do not need to complete renovations, publicly list the house or wait for a buyer to obtain traditional mortgage financing. After we understand the property and tenant situation, we can propose a realistic closing timeline in the written purchase agreement.
We will not promise a closing date until the title, access and occupancy requirements are understood. Our goal is to move promptly while giving the closing attorney and everyone involved enough time to complete the transaction correctly.
Landlords choose to sell for many different reasons. Sometimes the property is no longer producing an acceptable return. In other situations, the owner simply wants to reduce the time, expense and responsibility involved in managing it.
Common reasons include:
You do not need to be in financial distress to sell. Some landlords simply decide that their time and capital would be better used somewhere else.
Selling with the tenant in place and waiting until the property is vacant can both be reasonable options. The better approach depends on the lease, tenant relationship, property condition and how quickly you want to exit.
| Consideration | Sell With Tenant in Place Occupied rental |
Sell After Property Is Vacant |
|---|---|---|
| Rental Income | Rent may continue until closing. | Rental income may stop before the property is sold. |
| Buyer Pool | Most attractive to landlords and investors comfortable purchasing an occupied property. | May appeal to investors, landlords and owner-occupants. |
| Property Access | Visits must be coordinated around the tenant, lease requirements and reasonable access arrangements. | Inspections, showings and repairs are normally easier to arrange. |
| Lease Records | The buyer must review the lease, payment history, security deposit and relevant tenant documents. | The prior tenancy should still be documented, but the buyer does not inherit the ongoing occupancy. |
| Repairs and Cleanup | The property may be sold without first completing a full turnover, renovation or cleanup. | The seller may have easier access but may face cleanup, repair, utility and carrying costs. |
| Security Deposit | The security deposit, prepaid rent and any tenant credits must be accounted for through the transaction. | The seller may need to complete the move-out accounting and address the deposit before the sale. |
| Timing | May avoid waiting for the lease to expire, the tenant to relocate or the property to become vacant. | May require additional time for the tenancy to end and the property to be turned over. |
| Best Suited For | Landlords who want to exit without first completing a vacancy, cleanup and rental turnover. | Sellers seeking the broadest buyer pool who can wait for vacant possession. |
The main trade-off:
Selling vacant may make the property attractive to more buyers, while selling occupied may allow you to avoid waiting for a lease expiration, vacancy, cleanup or turnover work.
Yes. A fixed-term lease, month-to-month arrangement, expired lease and informal occupancy can each create different considerations.
Before accepting an offer, collect as much of the following information as possible:
Do not worry if some records are missing. Tell us what you have, and we can explain what additional information may be needed before closing.
Potentially. A tenant who is behind on rent, has damaged the property, refuses access or is otherwise difficult to manage does not necessarily prevent a sale for the right type of buyer.
However, the buyer needs an accurate understanding of the situation, including:
Be honest with us about the tenant situation from the beginning. Our team has experience evaluating occupied and distressed rental properties and will determine whether we can purchase the house under the existing circumstances. We have dealt with many problem tenants are likely to still buy your rental and deal with the tenant once we are the new owners.
Yes. A property participating in the Housing Choice Voucher program (commonly called Section 8) may be sold while the tenant remains in place.
The transaction may involve:
HUD provides a process through which the owner or manager submits documentation to the public housing agency to have the Housing Assistance Payments contract reassigned following a change in ownership or management.
Tell us which housing agency administers the voucher and provide any lease, inspection and payment documents you have. We can evaluate the property as a potential purchase while the appropriate parties determine what is required for the ownership change.
The security deposit, prepaid rent and any tenant credits should be disclosed and accounted for as part of the transaction.
Louisiana law generally requires a seller who transfers a leased property during the lease term to transfer the security deposit to the successor in interest. The new owner then becomes responsible for the deposit at the end of the tenancy.
Before closing, provide the closing team with records showing:
Rent for the month of closing may be allocated between the seller and buyer based on the closing date and written settlement documents. The closing attorney will explain any applicable credits or prorations on the settlement statement.
Home Buyer Louisiana purchases occupied, vacant and distressed rental properties throughout Louisiana.
We regularly work with landlords in:
Selling a rental property in Mississippi? Visit Home Buyer Mississippi to learn about selling an occupied or distressed rental across South Mississippi.
1. Tell us about your house and we will give you an estimate of our cash offer
2. If our cash offer is something that will work for you we’ll set up a quick appointment to view the property
3. We’ll give you a written cash offer for your consideration
4. If you are happy, we close at a reputable title company, cash in your hands in as little as 7 days or a date that suits you
We can do step 1 through 3 within 48 hours so you will quickly know whether we are the right the solution for you
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We are the group of local investors that help people with problem homes. We always treat you professionally and with respect.
We pay cash which means nothing is dependent on banks approval or slowed down by redtape
We buy your house, as-is so you don't need to make repairs or clean the property
We can close quickly, sometimes you can sell your house as fast as 7 days.
You are dealing direct with the buyer so there are no realtor commissions or fees.
We buy houses in ANY CONDITION in Louisiana. There are no commissions or fees and no obligation whatsoever. Start below by giving us a bit of information about your property.
Call or Text us now at: 504-332-7676