Selling to us doesn't require you to do any of this. We buy as is, and a title company handles the closing paperwork. This guide is only here if you want to understand the rules.
Your options, side by side
| Option | Works when | The catch |
|---|---|---|
| Keep it and hire a manager | Cash flow is good and it's the headaches you're tired of. | A manager costs money, and the big repairs are still yours. |
| Sell to your tenant | They're stable, they want it, and they can get a loan. | They may not qualify, and the conversation can get awkward. We found no general first-refusal right for them, so check your lease. |
| List with an agent | The building shows well or sits empty, and you can wait. | Commission, showings that need notice each time, and buyers whose financing can fall through. |
| Sell to another landlord | You know one, or an agent does, and the rents are solid. | They'll want your real numbers, and they'll negotiate on them. |
| Sell directly to a buyer like us | Tenants in place, deferred repairs, or you want one buyer and a date you choose. | Usually a lower price than a strong listing, because a buyer has to leave room for repairs and resale. |
When selling to us probably isn't right
- The building is a good earner and you've got the energy. Selling a cash cow because of one bad tenant is an expensive way to solve a one-tenant problem.
- The tax would be steep and you haven't checked. Get the tax estimate first.
- You want an exchange into another property. Talk to an intermediary before you talk to any buyer.
- It's vacant, clean, and in demand. A listing may well bring you more. Get an agent's opinion, which is usually free.
- A tenant might buy it. Ask before you go anywhere else.
When it can fit
- Tenants you don't want to disturb, or a lease a retail buyer can't work with
- Worn-out mechanicals, deferred upkeep, or a building you don't want to spend more on
- You live far away, or you've inherited a rental you never wanted
- You want it done with no public showings and no agent commission
- You'd like a closing date that works around a lease, a move, or a tax year
How we'd look at your building
We live here and own rental property here ourselves, so we read a rent roll the way a landlord does. You send the address and tell us the situation. We look at recent nearby sales, what repairs it might need, and the leases. After a call or two, and one visit with proper notice to your tenant, we put a written number in front of you and explain how we got it.
There's no agent commission and no listing fee. A title company handles the closing like any other sale and lays out closing costs in writing before you sign. You don't owe us anything for asking, and you can get other opinions or walk away.
We're not your attorney, your CPA, or your tenant's adviser. If we buy, we're on the other side of the deal from you. Have your own people read the contract, and ask whoever's buying, us included, whether they'll keep the contract or assign it. In Wisconsin, a buyer who plans to assign has to tell you in writing.
Questions to put to any buyer
- Will you honor the current leases, and who takes over each deposit?
- Who files the Duluth license transfer, and when?
- How do we split the closing month's rent?
- Who handles notices to tenants after closing?
- What, in writing, could change your price after the walk-through?
- Are you the buyer, or are you selling this contract to someone else?
Sources for this page
Pages we read on 2026-11-05. Laws change, so check the current version or ask an attorney.