We buy with tenants in place
You do not need to evict anyone or wait for a vacancy. We review the lease and take over the landlord role at closing.
Landlord exit · Occupied rentals
Done being a Chicagoland landlord? Sell with the lease in place.
A tenant who stops paying, a building that needs a new roof, and a city ordinance that keeps changing — the exit is usually harder than the entry. We buy occupied rentals as they are.
- No repairs, no cleanout
- Written offer in 24 hours
- Close in 7–14 days
The person on this page is the person who answers the phone.Marcus & Dana · (312) 555-0147
Short form · 3 fields
Ask about this property
Three fields. An owner will call you — usually within a few hours.
How we help
How we take the building off your hands
Practical help for this exact situation, from people who have closed these files in Chicagoland.
Deferred maintenance is fine
Roof, boiler, windows, porches — we price the work and buy as-is. You do not manage another contractor.
We understand Chicago rules
RLTO obligations, security deposits, and registration requirements are part of the diligence, not a surprise.
No showings, no buyer inspections
One walkthrough with you. Tenants are not put through repeated showings or open houses.
Local process
The local process for occupied properties
We underwrite the building and the lease together. The rent roll, security deposit ledger, and any pending notices matter as much as the roof.
- We review leases, rent roll, and security deposit records
- We confirm current registration and any open city violations
- We coordinate the walkthrough with the tenants' schedules
- We assume the landlord obligations at closing
Landlord exit · Occupied rentals
What makes a Chicago rental hard to exit
Chicago's Residential Landlord and Tenant Ordinance adds real obligations around security deposits, notices, and habitability. Add a boiler from 1987, a porch inspection, and a tenant who is three months behind, and the idea of listing the building becomes exhausting.
A buyer using a mortgage usually wants vacant possession or a clean, performing lease. A cash buyer can underwrite the mess and take it on. That is the trade: a lower price for certainty and speed.
How the handoff works
The goal is a clean transfer of the landlord role. That means the tenant's money and paperwork need to be accounted for before closing.
- 01
Review the lease and ledger
We confirm rent, term, deposits, late fees, and any pending notices or disputes.
- 02
Walk the building
One visit covering units, common areas, mechanicals, and code items.
- 03
Close and transfer
Deposits are credited at closing, and we become the landlord of record going forward.
- Leases transferred in writing
- Security deposits accounted for
- Open violations reviewed
- No tenant eviction required
Compare the options
Exiting a rental: three realistic routes
| Comparison | Keep renting it | List it vacant | Sell to us occupied |
|---|---|---|---|
| Vacancy risk | Ongoing | You carry it during turnover | None — tenant stays |
| Repairs before sale | Ongoing | Usually required | None |
| Eviction needed | If you want it empty | Often yes | No |
| Time to close | N/A | 60–90+ days | 7–14 days |
Every situation is different. We will tell you when a listing or another route would serve you better — even if it means we do not buy the house.
Offer estimator
A rough number, before you talk to anyone
Move the sliders to see how a Chicagoland cash offer is built. This is an educational estimate, not an appraisal — the real number comes after a walkthrough.
Estimates use a 10% holding-and-selling allowance and a 10% margin. Actual offers vary with condition, location, and market timing.
01 — Adjust your numbers
02 — Estimated cash offer
$221,000
- Home value
- $320,000
- Repairs
- −$35,000
- Holding & selling (10%)
- −$32,000
- Our margin (10%)
- −$32,000
Estimate if you listed instead
$262,600A walkthrough replaces the sliders with real comps and a real scope.
What we need from you
Landlord files are usually scattered. Send what you have and we will tell you what is missing — we are not going to walk away because a deposit receipt is in a shoebox.
Leases and rent roll
Current leases, rent amounts, and who is actually paying.
Deposit records
Amounts held, account details, and any interest owed under the ordinance.
Building records
Registration, inspections, violations, and any recent repair invoices.
Chicagoland rental details
Two-flats, four-flats, and small apartment buildings make up much of Chicago's rental stock. Value depends on the unit mix, the mechanicals, the parking, and how much of the building is legal versus improvised. We underwrite all of it, including the parts a listing agent would rather not mention.
- Building types
- Two-flats, greystones, four-flats, small apartment buildings
- Deposits
- Transferred or credited at closing per the lease and ordinance
- Violations
- Open city violations priced into the offer, not ignored
- Tenants
- Stay in place; no eviction required to close
Local owners · every file
Why sell to us
A local buyer who shows you the math
We are not a national funnel or a wholesaler shopping your contract. We buy with our own funds, walk every property ourselves, and put the offer in writing.
- Written, itemized offer within 24 hours
- No fees, no commissions, no repair credits
- An owner answers the phone — before and after closing
- Closing dates that fit your situation, not ours
Meet the team
Local owners. One phone number.
No junior agent, no lead-routing software. The two people below underwrite your offer and show up at the walkthrough.
The person on this page is the person who answers the phone.
We walk every property ourselves. No call center, no runaround.
One number, two owners. Call or text (312) 555-0147 and you will reach one of us.
FAQ
Tired landlord: questions sellers ask
Straight answers, even when the answer is “it depends.”
01Do I have to evict my tenants before selling?
No. We buy occupied rentals with the lease in place. You transfer the landlord role at closing, and we handle the tenancy from that point forward. If you want the building vacant, that is a different conversation and usually means a longer timeline.
02What if the tenant is behind on rent?
Tell us the arrears before the walkthrough. We price the situation realistically, including the cost and time of collection or resolution, and we do not expect you to hide it from us.
03Who keeps the security deposits?
Deposits are credited to the buyer at closing and accounted for in the settlement statement, so the tenant's money follows the building. We review the deposit ledger as part of diligence.
04How fast can I get an offer on this property?
Usually within one business day of the walkthrough. Send the address and a short description today, and we can normally visit tomorrow and have a written number to you the same evening.
05What fees do you charge in this situation?
None. There is no commission, no listing fee, and no application fee. We cover standard closing costs on our side. Your own obligations — payoff, unpaid taxes, liens, or attorney fees — are settled at closing.
06Do I have to repair or clean the property first?
No. We buy as-is, including deferred maintenance, code issues, and a house full of belongings. You do not need to clean, stage, or make a single repair before closing.
07Can I stay in the home until closing?
Yes. You keep possession through closing, and in many cases we can arrange a short post-closing stay so you are not rushing a move. We put those terms in writing before you sign.
08How do I start the process?
Call or text us, or use the short form on this page. You will hear from an owner — not a call center — and we will tell you honestly whether a cash sale fits your situation.
This page is general information, not legal, tax, or financial advice. Foreclosure, probate, divorce, tenancy, and code matters have their own rules — consult a licensed Illinois professional about your specific situation.
Resources
Keep reading
Short, practical guides to the decisions around this situation.
- Understand cash offers
What a cash offer is — and what it is not
The honest tradeoff between speed, certainty, and the last dollar on a Chicagoland sale.
Read more - Foreclosure
The Illinois foreclosure timeline, explained
Judicial foreclosure, the redemption period, and where a cash sale can still stop the clock.
Read more - Inherited property
Selling an inherited Chicago home
Probate, multiple heirs, and a house full of belongings — a practical path through it.
Read more
Where we buy
Chicagoland, block by block
We buy across Chicago and the surrounding suburbs. If your ZIP is nearby, call — we will tell you honestly whether we can help.
Chicago
Chicago — North Side
- 60613
- 60614
- 60618
- 60625
- 60634
- 60640
- 60657
Chicago — West Side
- 60607
- 60612
- 60622
- 60624
- 60639
- 60644
- 60651
Chicago — South Side
- 60609
- 60615
- 60619
- 60620
- 60621
- 60628
- 60629
- 60636
- 60637
- 60649
Near suburbs
- 60153
- 60160
- 60302
- 60402
- 60406
- 60409
- 60426
- 60453
- 60459
- 60804
Other situations
Not quite your case?
Most sellers are dealing with more than one thing at once. Start with whichever is loudest.
010203
Facing foreclosure
Stop the clock with a cash close before the sheriff sale — or exit cleanly if the auction is already scheduled.
Inherited a home
Settle the estate without managing repairs, showings, or a house full of belongings.
Divorce or separation
Divide the marital home quickly, privately, and without a listing that drags on for months.
Straight answers, local owners
Sell your tired landlord property without the extra work.
Send the address and your timeline. We will follow up, walk the property, and put a written cash offer in front of you within 24 hours.
“The person on this page is the person who answers the phone.”