Sell a Tenant-Occupied or Problem-Tenant Property in Florida for Cash
Late rent, lease violations, a tenant who won’t allow showings, or an eviction already underway — we buy Florida rentals and commercial buildings with tenants in place, so you don’t have to empty the property first.
- Tenants can stay in place
- No showings to coordinate
- Mid-eviction is OK
- Residential & commercial
Get a Cash Offer — Tenants OK
No obligation. No fees. No repairs. Tell us about the property and we'll follow up with a cash offer.
Watch: Sell a House Fast With Tenants in Fort Myers
Landlords: this video covers selling a rental with tenants in place, including leases and security deposits transferring at closing.
Selling a rental is hard enough. Selling one with a tenant who pays late, damages the unit, ignores your calls or refuses to let buyers in can feel impossible. Traditional buyers want to tour the home, their lenders want an appraiser inside, and most owner-occupant buyers want the property delivered vacant. That puts you in the position of either waiting out a lease, paying a tenant to leave, or filing an eviction before you can even list.
Libera Capital Group buys tenant-occupied property across Florida — single-family rentals, condos, duplexes and apartment buildings, mobile homes, and commercial property from strip centers to warehouses — with Southwest Florida as our home market. We buy with tenants in place, take over the leases and deposits at closing, and deal with the tenant relationship ourselves afterward. If an eviction is already in progress, we can often buy mid-case.
This page explains Florida landlord-tenant basics as they relate to a sale, how leases and security deposits transfer, how to approach difficult occupants and evictions, what’s different for commercial tenants, and how a cash sale compares to vacating and listing. It’s general information — for advice on your lease or a pending eviction, consult a Florida landlord-tenant attorney.
Why landlords sell to Libera Capital Group with tenants in place
No need to vacate first
You don’t have to wait for the lease to end, offer cash-for-keys, or file an eviction before selling. We buy occupied property and become the landlord at closing.
Damage and deferred repairs priced in
Tenant damage, worn flooring, broken appliances, overdue turnover work — we buy as-is, so you don’t spend a dollar on make-ready for a unit you’re trying to exit.
One visit, not twenty showings
Instead of repeated 24-hour notices and frustrated tenants, we usually need one scheduled walkthrough — and for some properties, an exterior review plus information you provide is enough to make an offer.
Clean handoff of the paperwork
Leases, rent rolls, deposits and prorated rent are handled on the closing statement by a Florida title company, so the transition is documented and simple for you and the tenant.
What Florida landlord-tenant law means for a sale
Florida’s landlord-tenant law is in Chapter 83 of the Florida Statutes. Part I covers nonresidential (commercial) tenancies; Part II, the Florida Residential Landlord and Tenant Act, covers homes and apartments. Several provisions come up again and again when an owner wants to sell.
Landlord access for showings
For residential property, a Florida landlord may enter the unit at reasonable times to show it to prospective purchasers, with reasonable notice — the statute treats at least 24 hours’ notice as reasonable for repairs, and landlords commonly follow that standard. A tenant can’t unreasonably withhold consent, but in practice an uncooperative tenant can make showings miserable: messy units, pets loose, tenants hovering and talking buyers out of the house. Fewer showings means less friction, which is a big reason landlords prefer selling to a cash buyer.
Notices for nonpayment and lease violations
When a residential tenant doesn’t pay rent, Florida law generally requires a written three-day notice (excluding weekends and legal holidays) demanding payment or possession before filing an eviction. For other lease violations, the landlord typically serves a seven-day notice — either an opportunity to cure or, for certain serious or repeat violations, a notice to vacate without opportunity to cure. Getting the notice exactly right matters; a defective notice can force you to start over.
Ending a month-to-month tenancy
If there’s no written lease or the lease has converted to month-to-month, either side can generally end the tenancy with written notice before the end of a monthly period. Florida increased the required notice for month-to-month residential tenancies to 30 days in 2023. Leases themselves can require more. If you plan to deliver a property vacant, these notice periods set your earliest realistic date.
Evictions in county court
Florida residential evictions are filed in county court and use a summary procedure that can move relatively quickly when uncontested. In a nonpayment case, a tenant who wants to raise defenses generally must deposit the rent alleged due into the court registry, and if they don’t, the landlord may obtain a default judgment. After judgment, the clerk issues a writ of possession and the sheriff posts it, giving the tenant 24 hours before removal. Contested cases, procedural errors, or tenant bankruptcy filings can add weeks or months.
Self-help is prohibited
Florida forbids landlords from removing a residential tenant by changing locks, shutting off utilities, or removing doors or belongings. Even when you’re frustrated and want to sell, stay inside the legal process — violations can expose you to damages.
What happens to the lease and security deposit when a Florida rental sells?
The lease transfers with the property
As a general rule, a valid lease survives a sale. The buyer takes title subject to the tenant’s rights, and the tenant’s obligations — paying rent, following the lease — now run to the new owner. Unless the lease contains a specific clause allowing termination on sale (uncommon in residential leases, and it must be read carefully), you can’t simply end the tenancy because you’re selling. That’s why delivering a home vacant often means waiting until the lease expires. Buying subject to the lease is routine for us.
Security deposits and advance rent
Florida law generally requires residential landlords to hold security deposits and advance rent in a Florida bank account (separately or commingled with interest, depending on the method chosen) or to post a surety bond, and to give tenants written notice of how the deposit is held. When the property is sold, the statute provides for the deposit and advance rent to be transferred to the new owner, who becomes responsible for it, and the tenant should be notified of the transfer. On our closings, deposits are typically shown as a credit to the buyer on the settlement statement, and we send tenants a written notice with our contact information and where to pay rent going forward.
Prorating rent at closing
Rent collected for the month of closing is usually prorated, so you keep rent for the days you owned the property and we receive a credit for the rest. If a tenant is behind, the parties agree in the contract whether unpaid past-due rent stays with you (you can still pursue it) or is assigned to us. We’ll put that in writing so there’s no ambiguity.
Estoppel letters and rent rolls
For single-family rentals, we usually ask for a copy of the lease, the deposit amount and a payment ledger. For multifamily and commercial property, we’ll request a rent roll and may ask tenants to sign estoppel certificates confirming their rent, deposit, lease term and any claims. Estoppels protect both sides from surprises — for example, a tenant who claims they prepaid six months, or that you promised them a new kitchen.
Section 8 and housing assistance tenants
Many Southwest Florida rentals house tenants using Housing Choice Vouchers through local housing authorities. A sale doesn’t end that arrangement; the new owner generally needs to sign a new housing assistance payments contract or work with the housing authority on a change of ownership. We have no problem buying voucher-occupied properties and handling that transition after closing.
How do you sell a house with a problem tenant in Florida?
“Problem tenant” covers a lot of ground. Your best approach depends on which problem you have.
Tenant behind on rent
If the tenant is behind but still occupying, you have three main options: serve a proper three-day notice and evict; negotiate a move-out agreement (sometimes called cash for keys); or sell with the tenant in place and let the buyer handle it. Selling now avoids months of lost rent while an eviction proceeds and the uncertainty of what condition the unit will be in afterward. We’ll factor the situation into our offer and take on the collection or eviction ourselves.
Tenant refusing showings or sabotaging the sale
Some tenants, knowing a sale may end their tenancy, make showings difficult. Retail sales often fall apart this way. With us, there’s typically one walkthrough. If even that is impossible, we can sometimes make an offer based on exterior review, photos from your last inspection, the property appraiser record and your description, with appropriate adjustments.
Tenant damaging the property
Pet damage, holes in walls, missing appliances, mold from unreported leaks — we see it often. Retail buyers will either ask for repairs or walk away. We buy as-is and price the repairs in. If a tenant has caused significant damage, consider documenting it with photos before closing so you can pursue your claim against the deposit or in court.
Holdover tenants and lease expirations
When a lease expires and the tenant stays without permission, Florida law allows the landlord to seek possession and, in some cases, double rent for the holdover period. A holdover can wreck a traditional closing where the buyer expects a vacant home on closing day. We don’t need vacant delivery, so a holdover is something we handle after closing.
Unauthorized occupants and squatters
Florida updated its laws in 2024 to give property owners a faster route to remove unauthorized occupants who were never tenants — people who moved in without permission — by submitting a sworn complaint to the sheriff, provided specific conditions are met. That’s different from a tenant or former tenant, who still must be removed through the eviction process. If you’re not sure which category your occupant falls into, talk to an attorney. Either way, we can buy the property with the occupant still there; see also our page on vacant and abandoned property.
Eviction already filed
If you’ve already filed an eviction, you can still sell. Depending on where the case stands, we may close before or after judgment; the contract will spell out who continues the case and who receives any judgment for back rent. Your attorney can advise on substituting the new owner as plaintiff if needed.
Selling commercial property with tenants — or problem tenants
Commercial tenancies in Florida are governed by Part I of Chapter 83 and, above all, by the lease itself. Commercial leases are negotiated contracts and typically include provisions on assignment, subordination, estoppels, renewal options, rights of first refusal, and who pays taxes, insurance and maintenance. Before any sale, review the lease for a right of first refusal or right of first offer — a tenant with one may need to be given a chance to match a purchase offer.
Vacancy, defaults and below-market leases
Investors typically value commercial property based on in-place income. A strip center with a dark anchor, an office building with tenants on month-to-month, a warehouse leased to a single tenant who’s behind on rent, or a long-term lease at well below market rent all reduce value and make traditional financing harder. We buy retail centers, office buildings, industrial and warehouse property and mixed-use buildings with whatever tenancy situation exists today.
Commercial evictions and lockouts
Florida’s nonresidential provisions generally allow eviction for nonpayment after a three-day notice, and commercial leases may include additional remedies. Lease language matters more here than in residential tenancies. If your commercial tenant is in default, a sale with the default disclosed — and the remedies assigned to the buyer — may be faster than litigating to the end.
Sale-leaseback for owner-occupants
If you’re the tenant — for example, a business owner occupying your own building — we can structure a sale-leaseback: we buy the building and lease it back to your company, freeing up equity while you stay in place. See we buy commercial property for more on flexible structures.
Tenant-occupied property across Southwest Florida
Southwest Florida’s rental market has its own rhythms: seasonal demand from snowbirds, a large student population near FGCU, agricultural workforce housing inland, and a big supply of investor-owned single-family homes. Our Southwest Florida page covers every county we serve; here’s what we commonly see in tenant-occupied sales.
Cape Coral and Lehigh Acres single-family rentals
Investors bought heavily in Cape Coral and Lehigh Acres, and many owners now hold several houses with long-term tenants. Rising insurance premiums, property taxes after a sale reassessment, and storm repairs have squeezed margins. Some owners also ran short-term or seasonal rentals that are harder to manage from out of state. Selling a portfolio of occupied homes in one transaction is something we do.
Fort Myers duplexes and small apartment buildings
Older duplexes, fourplexes and small garden apartment buildings in Fort Myers often come with long-tenured tenants paying below-market rent, aging roofs and original plumbing. Raising rents to market can be a difficult, slow process; we buy with existing leases and handle the transition.
Naples, Bonita and Estero: seasonal and HOA rentals
In Naples, Bonita Springs and Estero, many rentals are in HOAs or condominiums with leasing restrictions, minimum lease terms, tenant approval requirements and rental registration. Violations can result in association fines. If your tenant is violating association rules, we can buy anyway and resolve the matter with the association.
Immokalee and inland agricultural markets
In Immokalee, LaBelle and Clewiston, rentals frequently house agricultural workers, and properties are often older single-family homes, mobile homes, or small multifamily buildings. We buy these occupied, including mobile homes on owned lots and mobile home parks.
Storm-damaged rentals with tenants still in place
After Ian, Helene and Milton, many landlords faced tenants living in partially damaged units, disputes over rent abatement, and insurance claims that dragged on. Florida’s residential landlord-tenant law addresses what happens when premises are damaged by casualty, including rights to terminate or reduce rent in some circumstances. If your rental is damaged and occupied, we can buy it in its current state — see hurricane-damaged property.
Cost comparison: sell with tenants to us vs. vacate and list
| Cost or factor | Sell occupied to Libera Capital Group | Vacate, renovate, then list |
|---|---|---|
| Time to vacate | Not required | Wait for lease end, month-to-month notice, or eviction |
| Eviction costs | None for you if we take over | Filing fees, attorney fees, and lost rent during the case |
| Cash for keys | Not needed | Sometimes paid to encourage a fast, clean move-out |
| Turnover repairs | None — sold as-is | Paint, flooring, appliances, cleaning; damage repair |
| Vacancy carrying costs | None — rent continues until closing | Mortgage, taxes, insurance, utilities with no rent coming in |
| Agent commissions | None | Often 5–6% of the sale price |
| Closing costs | We pay normal closing costs | Seller pays doc stamps and other customary fees |
| Total timeline | Often 7–21 days | Often several months from notice to closing |
Selling to an investor who’ll keep the tenants may also be possible through a traditional listing — but that buyer pool is smaller and often still financing. Compare carefully with our cash offer vs. listing guide.
How we buy tenant-occupied property
- Tell us about the property and the tenants. Share the address, current rent, lease terms, deposit held, and what’s going on — late payments, damage, a pending eviction. Honesty helps us make a stronger offer.
- Get a written cash offer. Usually within 24–48 hours of receiving the information we need. For multifamily and commercial, we’ll review the rent roll and leases first.
- Coordinate one walkthrough. We give the tenant proper notice and keep the visit short. If access is impossible, we’ll discuss alternatives.
- Close and transfer the leases. The title company prorates rent, credits deposits and records the deed. We notify tenants of the new ownership and take it from there.
Read how it works or sell my house fast for more.
- Leases generally survive a sale in Florida; the buyer becomes the landlord.
- Security deposits and advance rent transfer to the new owner, who becomes responsible for them.
- Florida month-to-month residential tenancies now require 30 days’ notice to terminate.
- Never use self-help eviction — follow the county court process.
- A cash buyer can purchase occupied, mid-eviction, or with damaged units, saving months of carrying costs.
Property types and related situations
- Single-family rentals
- Multifamily & apartments
- Rented condos
- Tired landlords
- Distressed commercial
- All seller situations
Frequently Asked Questions about selling with tenants in Florida
Can I sell my Florida rental before the lease ends?
Yes. You can sell at any time, but the buyer generally takes the property subject to the existing lease. The tenant keeps their rights until the lease ends or is lawfully terminated. A cash investor buyer like us is comfortable buying with the lease in place.
Who keeps the security deposit when I sell?
Under Florida law, the deposit and any advance rent generally transfer to the new owner, who becomes responsible for returning or claiming it when the tenancy ends. At closing, the deposit is usually credited to the buyer, and the tenant is notified of the new owner.
Do I have to tell my tenant I’m selling?
You’ll need to give proper notice for any entry, including our walkthrough. Many sellers prefer to tell tenants early to reduce anxiety. After closing, the tenant must receive notice of the new owner and where to pay rent.
Can you buy while an eviction is in progress?
Usually, yes. We’ll agree in writing who continues the case and who keeps any money judgment for past-due rent. Your attorney can handle any substitution of parties if needed.
How much notice does a Florida month-to-month tenant get?
Florida requires 30 days’ written notice to end a month-to-month residential tenancy, after a 2023 change in the law. Leases can require more. If you sell with the tenant in place, you don’t need to give that notice at all.
What if my tenant won’t let anyone inside?
We’ll try to schedule one short, properly noticed visit. If that’s not possible, we can sometimes make an offer using exterior inspection, records and your information, with a price that reflects the uncertainty.
Do you buy commercial buildings with tenants in default?
Yes. We buy retail, office, industrial and mixed-use properties with vacancies, defaults, below-market leases or tenants on month-to-month. We’ll review the leases, estoppels and rent roll as part of our offer.
Can I sell a whole portfolio of rentals at once?
Yes. We regularly look at multiple-property packages. We can close them together or in stages, depending on your 1031 or tax planning — talk to your CPA about timing.
Can I sell my house with a tenant who is not paying rent in Florida?
Yes, we buy rentals with non-paying tenants and take over the situation after closing. Provide the lease, a ledger showing what is owed and any notices served, such as a three-day notice to pay or vacate. The contract states who keeps any back rent collected later. You do not have to finish an eviction before selling, though a Florida attorney can advise whether to file first.
How much will a cash buyer pay for a rental house with problem tenants?
We price it like any rental, from comparable renovated sales minus repairs, plus the time and cost to resolve the tenancy. That may include unpaid rent, possible eviction costs, months without income and turnover repairs such as flooring, paint and appliances. We subtract those along with closing costs and a margin for risk, and share the numbers in writing so you can weigh them against fixing and re-renting yourself.
Can I sell a rental property in Florida after a tenant damaged it?
Yes, we buy rentals with tenant damage as-is, whether the tenant still lives there or has left. Common damage includes holes in walls, broken appliances, pet damage, flooring and plumbing problems. If the tenant has moved out, photograph the damage before closing in case you pursue the deposit or a claim. Repairs are priced into our offer, so you do not need to make them first.
What should I do if my tenant abandoned the house and left belongings behind?
Talk with a Florida attorney before discarding a former tenant’s belongings, then we can buy the house with the cleanout included. Florida law sets specific procedures for property left behind, and some leases contain a clause about abandoned belongings. Once the proper steps are handled, we buy the home with remaining contents and haul them away ourselves, so you avoid dumpster and labor costs.
Can I sell a house occupied by a family member who does not pay rent?
Yes, we buy homes occupied by relatives, friends or former partners, whether or not there is a written lease. In Florida, someone living in your property may have tenant rights even without a lease, so removing them can require formal notice or court action. We can discuss a closing date that gives the occupant time to move, or buy with them still in place. A Florida attorney can advise on the right process.
Sell the rental — tenants, leases and all
Skip the eviction, the turnover and the showings. Get a written cash offer for your tenant-occupied Florida property.