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Done being a landlord? Keep the tenants in place.
You don't have to evict anybody, wait for a lease to run out, or eat two months of vacancy to sell. We buy occupied rentals in Tulsa all the time — the tenants stay, the lease comes with the house, and you're out.
- ✓Tenants stay put. No eviction, no cash-for-keys, no awkward conversation. The lease transfers with the property.
- ✓No turnover cost. No paint, no carpet, no make-ready, no month of lost rent while it sits empty.
- ✓Behind on rent? Mid-eviction? Tell us. We've bought houses in worse shape than that.
- ✓Portfolio or a single door — if you've got several, we'll price the whole thing at once.
Why occupied rentals are hard to list
A retail buyer wants to move in. That means your tenant has to be gone by closing, which means you're either waiting out a lease, paying somebody to leave, or running an eviction — and then carrying an empty house through the marketing period on top of it.
Other landlords will buy it occupied, but they're going to want a discount for the trouble and they'll usually need a lender, which means the lender's appraiser walks through your tenant's living room.
We buy it as an investment, as it sits, with people living in it. In Oklahoma a lease generally survives a sale — the buyer steps into the landlord's shoes. That's the whole point: nothing about the tenant's life has to change for you to be done.
The stuff that makes landlords finally call
- The 2am plumbing call you've taken for eleven years.
- A tenant who's three months behind and you've done the math on what an eviction costs versus what you'd get back.
- Deferred maintenance you've been rolling forward — the roof, the HVAC, the sewer line — that's all coming due at once.
- You inherited it and never wanted to be a landlord in the first place.
- You moved away and managing Tulsa property from another state stopped being worth it.
Bring us the ugly version. Non-paying tenant, a unit you haven't seen inside in two years, a Section 8 inspection you keep failing — none of that scares us off. It changes the number, but it doesn't change whether we'll buy it. What does kill deals is finding out at the title company instead of on the first call.
“Jake is fantastic… super knowledgeable and made working with him very easy. Top notch professionalism.”
— Shelly Koehler, Google review (Local Guide)Straight answers
Do I have to tell my tenants I'm selling?
You'll want to eventually, and their lease and Oklahoma law govern notice for things like entry. But we don't need to walk through every unit before we make an offer, and we're not going to show up unannounced and spook anybody.
What happens to the security deposits?
They transfer to us at closing, usually as a credit on the settlement statement. Standard practice, your title company handles it.
My tenant hasn't paid in months. Will you still buy it?
Yes. We'd rather inherit that problem than have you spend three months and legal fees solving it first. Just tell us the real situation up front.
Can you buy several at once?
Yes, and it's usually simpler than selling them one at a time. Send us the addresses and we'll price the package.
What about mid-lease? Do we wait until it ends?
No need. The lease comes with the house.
Jake & Cole — we're two guys in Tulsa who buy houses, not a call center and not a franchise. If you call the number on this page, one of us picks up. If we're not the right fit for what you're dealing with, we'll say so.
Other situations we handle
Get a cash offer on the rental
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Jake or Cole will reach out shortly. If you'd rather talk right now, call us directly.
📞 (918) 359-1295Get out from under it
Send us the address — occupied, vacant, behind on rent, whatever it is. We'll have a number to you within 24 hours.