Buying across the Mid-Atlantic and beyond Arlington: meetings by appointment
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The rental stopped making sense two tenants ago.

I'm tired of being a landlord.

The honest answer

Start with the real monthly number: rent collected minus mortgage, taxes, insurance, repairs, vacancy and your own time. Many rentals that feel like they are working are breaking even before the owner counts weekends. From there, the question is whether to fix the operation, sell with the tenant in place, or vacate and sell to the widest market. Taxes, especially depreciation recapture, shape every one of those choices.

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Every path, side by side

What each option gives you, and what it costs.

  1. 01

    Hire a property manager

    Works when: Keeps the asset and gives back your time.

    Tradeoff: Typically a percentage of rent plus leasing fees, and it does not fix weak numbers.

  2. 02

    Vacate, then list

    Works when: Widest buyer pool and usually the highest price.

    Tradeoff: Lease timelines, lost rent while vacant, turnover repairs and commission.

  3. 03

    Sell with tenants in place Residios may buy

    Works when: No vacancy, no turnover, no waiting for a lease to end.

    Tradeoff: Fewer buyers. Investors price in the lease and condition.

  4. 04

    1031 exchange

    Works when: Defers capital gains if you want to stay invested in real estate.

    Tradeoff: Strict deadlines and a qualified intermediary. Talk to a tax advisor first.

Before you sign anything

A short checklist.

  • Pull twelve months of actual income and expenses, not the pro forma.
  • Read your lease terms and your local notice rules before planning a sale.
  • Ask your tax advisor about depreciation recapture and 1031 timing.

Go deeper: Selling a rental with a tenant in place

Common questions

Can I sell with a tenant still living there?

Yes. The lease generally transfers with the property. Notice and showing rules vary by state and locality.

What if the tenant is not paying?

That changes the math and the timeline, not the options. Tell us what is happening and we will lay out each path.

Free written comparison

Send it over. We answer in writing within one business day.

Your situation is already selected. Address and one way to reach you is all we need.

Who you will hear from

Tracey Kelley

Co-founder and CEO. Handles purchases and answers requests.

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Justus Eapen

Co-founder and COO. Runs operations behind every comparison.

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Your response comes from Tracey or a Residios staff member.

1What is going on?
2Where is the property?
3How should we reach you?

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A written comparison of every path within one business day, from Tracey or a Residios staff member. When listing would likely net more, we say so and suggest any agent you choose.