Tired of Being a Landlord?
Get Out Clean.
Problem tenants. Endless repairs. Late rent. We buy rental properties in any condition—even with tenants still in place.
We Know What You're Dealing With
Being a landlord looked good on paper—passive income, building equity, a retirement asset. But the reality is different:
- Tenants who don't pay rent
- Repairs that never end
- Evictions that take months in Washington
- Property that needs work you can't afford
- The mental load of managing from a distance
You don't have to fix it up. You don't have to evict first. You don't have to deal with any of it anymore.
"Life is stressful enough. HouseRush is here for you and with their experience and knowledge they make it all a winning situation."
You Don't Have to Evict First
Evictions in Washington can take 3-6 months—and that's if everything goes smoothly. Meanwhile, you're paying the mortgage, the tenant isn't paying rent, and the property might be getting damaged.
We buy tenant-occupied properties all the time. The economics work differently for us because we're set up to handle these situations. You get to walk away clean.
What we need from you:
- Honest info about the tenant situation
- Any lease documents you have
- Basic property access (we can coordinate with tenants)
What About Listing?
Listing a tenant-occupied property is hard—most buyers want vacant possession, and showings are difficult. But we'll show you both options. If listing makes sense, we'll tell you. If it doesn't, you'll understand why.
Selling a Rental Property in Washington
Washington Landlord-Tenant Law
Washington has some of the strongest tenant protections in the country. As a landlord, you should know:
Just Cause Eviction: Under state law (effective 2021), you can only evict a tenant for specific reasons — non-payment, lease violations, owner move-in, major renovation, or sale of the property to a buyer who intends to occupy it. You can't simply choose not to renew a lease.
Notice Requirements: Depending on the reason, you must provide 14 to 120 days notice. Selling the property is a valid reason for ending a tenancy, but you still need to follow proper notice procedures.
Relocation Assistance: Some Washington cities (Seattle, for example) require landlords to pay relocation assistance when terminating tenancies for certain reasons, including sale of the property. Amounts vary by city.
These laws make selling a tenant-occupied property through traditional channels difficult. Most buyers want vacant possession, and the process of legally ending a tenancy can take months. A cash buyer like us can purchase with tenants in place.
1031 Exchange — Selling One Rental to Buy Another
If you're selling a rental property but want to stay in real estate, a 1031 exchange lets you defer capital gains taxes by reinvesting the proceeds into another investment property.
The rules are strict:
- You must identify replacement properties within 45 days of closing
- You must close on the replacement within 180 days
- The replacement must be of equal or greater value
- You must use a qualified intermediary to hold the funds — you can't touch the money
A cash sale works well with 1031 exchanges because the closing date is predictable. You know exactly when your 45-day and 180-day clocks start, and you can plan the replacement purchase accordingly.
We can coordinate with your 1031 intermediary to make sure the transaction is structured correctly.
Selling Multiple Properties at Once
If you own several rental properties and want to exit the landlord business entirely, selling them individually on the open market could take a year or more. Each listing, each buyer, each closing — it adds up.
We can evaluate and make offers on your entire portfolio. Selling multiple properties to one buyer simplifies the process: one set of negotiations, coordinated closings, and a single exit timeline.
Portfolio sales also give you leverage — buying in bulk, we can often offer better terms on the package than you'd get selling each property separately to different buyers.
Section 8 and Housing Authority Tenants
Properties with Section 8 tenants can be harder to sell traditionally because some buyers don't want to participate in the Housing Authority program. The inspection requirements and rent caps can be a deterrent.
We buy properties with Section 8 tenants in place. The Housing Authority voucher stays with the tenant, not the property — so if we plan to renovate, the tenant can transfer their voucher to another landlord. If we keep them, we continue the program.
Either way, you don't need to navigate the Housing Authority paperwork or worry about disrupting your tenant's housing. We handle the transition.
The Real Cost of Being a Landlord
Most landlords underestimate what their rental property is actually costing them. Beyond the obvious expenses, consider:
- Your time: Tenant calls, maintenance coordination, bookkeeping, tax prep — at $50-100/hour for your time, it adds up
- Vacancy loss: Even one month vacant per year costs 8% of your annual rental income
- Capital expenditures: Roofs, HVAC, appliances, flooring — every 10-15 years, big expenses hit
- Opportunity cost: The equity in your rental could be earning returns elsewhere with zero hassle
- Stress: Hard to quantify, but real. Bad tenants, 2 AM emergencies, and legal disputes take a toll.
Run the real numbers. If your actual return — after all expenses, vacancies, and your time — is under 5-6%, you might be better off selling and investing the proceeds in something truly passive.
Ready to Be Done?
Get a cash offer and see what walking away looks like—financially and otherwise.
Or call 425-675-0575