You got into rental property because the numbers made sense. Passive income, appreciation, building wealth. But somewhere along the way it stopped being passive. The 2 AM water heater emergencies. The tenant who's three months behind and still won't answer the phone. The eviction process that drags on for weeks in Maryland courts. The property that needs a new roof you don't feel like paying for. I get it - because I'm a landlord too, and I know exactly when the math stops working.
I buy rental properties across Maryland and Northern Virginia for cash. The tenants can stay in place or they can go - that's entirely your preference, and either way it doesn't change my offer or my timeline. If there's a lease in place, I honor it. If the tenants are month-to-month, I handle the transition after closing. You don't need to have a single conversation with your tenants about the sale.
I don't need showings. I don't need the property to be vacant. I don't need you to fix anything - not the HVAC that's been limping along, not the kitchen from 1985, not the deck that failed inspection. I buy the property exactly as it sits, with whatever deferred maintenance has been piling up. That's the whole point of selling to an investor who renovates for a living.
If you're worried about capital gains, I understand. A lot of landlords I work with have owned their properties for 10, 15, 20 years and the tax hit feels like a reason to keep holding. But carrying a property that's bleeding you dry isn't free either. I'd encourage you to talk to your CPA about a 1031 exchange or installment sale structure - both of which I've facilitated for sellers before. And if you just want to cash out and be done, that's completely fine too.
I also buy entire portfolios. If you have 2 rentals or 20, I can underwrite the whole package and make a single offer. We can close everything at once or stagger the closings across multiple dates - whatever makes the most sense for your financial situation. One conversation, one buyer, one closing table per property, and then you're out of the landlord business for good.
