We purchase single-family rental homes, duplexes, triplexes, fourplexes, and small multifamily properties (5–8 units) throughout Modesto and Stanislaus County. Property age, condition, tenant occupancy status, and deferred maintenance level do not disqualify properties from consideration. We evaluate each rental based on location, lot size, structural integrity, and comparable sales data. We do not purchase mobile homes on leased land, properties with active code enforcement liens exceeding property value, or properties with unresolved title defects that cannot be cured through standard title insurance processes.

No eviction is required before closing. We purchase rental properties with tenants in place regardless of lease status, payment history, or occupancy disputes. Our purchase price accounts for tenant occupancy and any resolution costs we'll incur after closing, whether that involves honoring the existing lease term, negotiating a cash-for-keys departure, or pursuing formal eviction under California law if necessary. You are not responsible for tenant removal, lease buyout costs, or legal fees associated with problematic occupants. This approach saves Modesto landlords an average of 4–7 months and $4,000–$9,000 in eviction costs and lost rent compared to evicting before listing with a traditional agent.

Our offer calculation begins with comparable sales analysis of similar rental properties sold in your Modesto neighborhood within the past 90 days, adjusted for property size, lot dimensions, and income potential. We then deduct estimated repair costs to bring the property to retail condition (using licensed contractor bids), tenant resolution costs if applicable, carrying costs during renovation and re-lease, and our acquisition margin. The resulting offer typically ranges from 70–85% of after-repair retail value depending on property condition and market timing. We provide a detailed offer breakdown showing each cost component, and the offer remains valid for 7 days with no obligation to accept.

Yes. We purchase rental properties with outstanding code violations, unpermitted additions, and work completed without required building permits. Common scenarios we accommodate include unpermitted garage conversions, electrical work done without inspection sign-off, additions built without proper setback approval, and deferred code enforcement citations for exterior maintenance. We coordinate with the Modesto Building Division to resolve violations after closing, either by bringing work into compliance, obtaining retroactive permits where possible, or removing unpermitted structures if compliance is not economically feasible. Your sale price reflects the estimated cost to achieve code compliance, eliminating your liability for fines and mandatory correction work.

The core documents required are: proof of ownership (recorded deed or title insurance policy), property tax bill showing current assessment, any existing leases or rental agreements if the property is tenant-occupied, and a photo ID matching the property owner of record. Helpful but not required: recent rent roll showing payment history, maintenance records for major systems (HVAC, roof, water heater), and any inspection reports completed in the past 24 months. If the property is held in a trust or LLC, we'll need the trust document or operating agreement authorizing the sale. Our acquisition coordinator will provide a complete document checklist during the initial consultation.

We charge zero fees to sellers. No agent commissions, no closing coordination fees, no inspection fees, and no administrative charges. The only costs deducted from your proceeds are standard California closing costs that appear in every real estate transaction: title insurance (typically 0.6–0.9% of purchase price in Stanislaus County), escrow fee (approximately $500–$800), county transfer tax, recording fees, and any existing liens or mortgages that must be paid off to deliver clear title. These costs are disclosed in advance on your estimated closing statement and again on your final HUD-1 settlement statement provided by the title company 24 hours before closing. The net proceeds you receive at closing match the estimate we provide when you accept our offer.

Yes. We frequently purchase inherited rental properties from estate beneficiaries and divorce settlement properties from separating spouses needing to liquidate marital assets. Inherited properties can be sold during probate (with court approval) or after probate closes once the property is deeded to beneficiaries. Divorce properties typically require both spouses' signatures on the purchase agreement unless the divorce decree awards sole ownership to one party. We work directly with probate attorneys, estate executors, family law attorneys, and divorce mediators to coordinate documentation and title transfer requirements specific to your situation. Remote heirs living outside California can complete the entire sale process remotely through electronic signature and remote notarization when required.