Tired Landlord? Sell Your Dayton Rental Property As-Is

Owning rentals can be a great investment until it is not. Late rent, turnover repairs, calls about broken water heaters, and evictions add up. If you own a single-family rental, duplex, or small multifamily property in Dayton or Montgomery, Greene, Warren, or Miami County and you are ready to be done, Your Ohio Home Buyer LLC can buy it as-is, often with the tenants still living there.

Signs It May Be Time to Sell

• Repairs and vacancies are eating the cash flow
• You are dealing with a tenant who will not pay or will not leave
• The property needs a major rehab between tenants
• You have moved away and managing from a distance is wearing you down
• You want to free up equity for retirement or a different investment
• You inherited a rental and never wanted to be a landlord

Selling With Tenants in Place

Listing a tenant-occupied house is tricky. Tenants may not keep it show-ready, may not cooperate with access, and may worry about losing their home. Most retail buyers want an empty house, so many landlords end up waiting for a lease to end, paying for turnover, and carrying a vacant property while it is listed.

We buy rentals with existing leases. Under Ohio law a sale generally does not cancel an existing lease, so the lease and deposit typically transfer to the new owner at closing. You give proper notice for any access, and we handle the tenant relationship after we own the property. If the house is vacant, that works too.

Problem Tenants and Evictions

If you are in the middle of an eviction in Dayton Municipal Court or another local court, you can still talk with us. Depending on the timing, we may be able to buy the property with the case pending and take it over after closing. Talk with your attorney about how a sale affects the case, and we will work around it.

How Selling Your Rental to Us Works

1. Send us the basics: address, unit count, current rents, lease end dates, and the property’s condition.
2. We schedule a walk-through with proper notice to tenants and make a written cash offer based on condition and income.
3. We close at a local title company. Leases and security deposits are transferred, and you are officially done being a landlord at this property.

What About Taxes?

Selling an investment property can create capital gains and depreciation recapture tax. Some investors use a 1031 exchange to defer those taxes into another property. We are not tax advisors, so please talk with your CPA before you sell. We are happy to set a closing date that works with your exchange or tax planning.

Portfolios and Multifamily

If you own several houses or a small apartment building, we can look at them together or one at a time. Some landlords prefer to sell their most demanding properties first and keep the rest.

Information That Helps Us Make an Offer

• A current rent roll or list of rents and lease end dates
• Copies of leases and security deposit amounts
• Any pending evictions or notices
• Known repairs, utility arrangements, and recent improvements

If you do not have neat records, that is common with small landlords. We can work from what you have and confirm details during the walk-through. We also respect tenants’ rights and will coordinate access with proper notice, so your tenants are treated fairly through the sale.

Some owners worry that selling with tenants will lower the price. Occupied properties can be harder for retail buyers, but for us an occupied rental with steady rent is often straightforward to buy.

Helpful Official Resources

Ohio’s landlord-tenant law sets out the rights and duties of landlords and tenants, including security deposits and notice. Review it, and talk with your attorney about your specific leases.

• Ohio Revised Code Chapter 5321 (Landlords and Tenants)
• Ohio Legal Help

Other Situations We Help With

• Inherited a House
• Facing Foreclosure
• House Needs Repairs
• Divorce
• Behind on Taxes
• Code Violations
• Fire or Water Damage
• Hoarder House
• Relocating
• Cash Offer vs Realtor

Areas We Serve

We buy rental properties and small multifamily buildings throughout the Dayton area, including Huber Heights, Trotwood, Riverside, Kettering, Fairborn, Xenia, Vandalia, Englewood, Piqua, and Troy.

Frequently Asked Questions

Do I have to evict my tenants before selling?

No. We regularly look at occupied properties and can take over existing leases.

Will you buy a house in rough condition after a bad tenant?

Yes. Damage from a tenant, missing appliances, and a full rehab need are all part of what we price in.

Can you buy more than one property?

Yes, we can make offers on several properties together or separately.

What happens to the security deposit?

Deposits are typically credited or transferred to the buyer at closing so the new owner can hold them for the tenants.

Do you charge a commission?

No. We buy directly, so there is no listing commission.

Can I sell a duplex or fourplex?

Yes. We look at single-family rentals and small multifamily buildings in our service area, occupied or vacant, in any condition.

What if my tenant is behind on rent?

Tell us the amount owed and where things stand. Unpaid rent and deposits are handled in the purchase agreement and at closing, so everyone knows what to expect.

Can I sell if the rental has code violations?

Yes. Many older rentals have open orders, and we take responsibility for those repairs after closing.

Get Your No-Obligation Cash Offer

Ready to hand over the keys and the late-night phone calls? Call or text Your Ohio Home Buyer LLC at (937) 860-2509, or fill out our short form and we will get back to you. We are located at 1616 E 3rd St, Dayton, OH 45403.