Stuck With Problem Tenants? We'll Buy Your Rental Property
You thought owning a rental property would be a good investment. And maybe it was for a while.
But now you're dealing with tenants who:
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Don't pay rent on time (or at all)
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Damage the property
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Violate the lease constantly
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Create problems with neighbors
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Won't respond to your calls or texts
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Are nearly impossible to evict
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Make your life miserable
Every month you keep this property is another month of stress, lost income, and potential damage.
You're done being a landlord - especially to these tenants. But you can't sell with problem tenants in place, and evicting them could take months and cost thousands.
You're trapped. Or at least it feels that way
Why Landlords With Problem Tenants Choose Oak Tree Home Buyers
We specialize in buying rental properties with tenant problems. Here's how we help:
Buy With Tenants in Place. You don't need to evict anyone. We buy the property tenant-occupied, and dealing with them becomes our problem, not yours.
Cash for Keys - On Us. If the tenants need to go, we'll handle paying them to leave. That cost comes out of our pocket, not yours.
1
Eviction Risk - Our Problem
If the tenants refuse to leave and need to be evicted, we'll handle that process and expense after closing.
2
Property Damage - We Fix It.
Whatever damage the tenants have caused, we'll repair it ourselves. You don't spend a dime.​
3
End Your Landlord Nightmare.
The day you close, all the stress, phone calls, unpaid rent, and headaches end. You walk away with cash and peace of mind.
4
Fast
Closing.
We can typically close in 2-3 weeks, ending your nightmare quickly.
Common Problem Tenant Situations
Non-Paying Tenants. They've stopped paying rent entirely. You're covering the mortgage out of pocket while they live rent-free. Eviction is expensive and slow.
Destructive Tenants. They're damaging your property - holes in walls, broken fixtures, neglected maintenance causing bigger problems. The longer they stay, the worse it gets.
Lease Violations. Unauthorized occupants, pets when they're not allowed, running a business from the property, disturbing neighbors - constant violations you can't stop.
Squatters. People are living in your property who shouldn't be there at all. They may have forged a lease or just broken in. Removing them legally is complicated.
Professional Tenants. They know tenant rights laws better than you do. They've figured out how to game the system, delay eviction, and stay rent-free as long as possible.
Inherited Retal With Problems. You inherited a rental property with problem tenants already in place. You never wanted to be a landlord, and dealing with this situation is beyond your capability or interest. (See also: Inherited Property)
Covid-Related Issues. Tenants stopped paying during the pandemic and never started again. Eviction moratoriums have made removal nearly impossible.​​
Why You Can't Sell the Traditional Way
Trying to list a property with problem tenants creates impossible challenges:
Buyers Won't Touch It. Traditional buyers want a clean property they can move into or rent out to good tenants. A property with problem tenants in place is essentially unsellable on the open market.
Can't Show It. Problem tenants often refuse to cooperate with showings, or they intentionally make the property look terrible to sabotage your sale.
Eviction Takes Forever. In Georgia, eviction can take 1-3+ months if the tenant fights it. Add in attorney fees, court costs, and lost rent, and you're looking at $3,000-$10,000+ and months of stress.
Damage Keeps Getting Worse. Every month the bad tenants stay, they're likely causing more damage. Your property is losing value while you wait.
Lost Income Piles Up. If they're not paying rent, you're losing hundreds or thousands per month while also covering the mortgage, insurance, and taxes yourself.
The Real Cost of Problem Tenants
Let's calculate what bad tenants are actually costing you:
Direct Costs:
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Lost rent: $1,200/month × 6 months = $7,200
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Mortgage you're covering: $1,000/month × 6 months = $6,000
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Property taxes, insurance: $300/month × 6 months = $1,800
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Eviction attorney and court costs: $2,500-$5,000
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Cash for keys (if you offer it): $1,000-$3,000
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Repairs after they leave: $5,000-$15,000
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Lost rent during repairs: $1,200/month × 2 months = $2,400
Total: $25,900-$40,400
Indirect Costs:
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Stress and lost sleep: priceless
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Time spent dealing with the situation: dozens of hours
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Damaged relationship with neighbors: hard to quantify
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Your reputation as a landlord if you try to rent again: damaged
Selling to us stops the bleeding immediately.
​Our Process for Problem Tenant Properties
Step 1: Tell Us the Situation. Call or fill out the form. Be honest about the tenant issues - we need to understand what we're taking on.
Step 2: Property Assessment. We'll try to see the property, but we understand if the tenants won't cooperate. We can work with exterior inspection and whatever information you can provide.
Step 3: Cash Offer. We'll make an offer that accounts for the tenant situation and likely property damage. Our offer reflects taking on all the risk and hassle.
Step 4: Fast Closing. We can typically close in 2-3 weeks. The tenants become our responsibility, and you're free.
Step 5: We Handle the Rest. After closing, we'll deal with the tenants - whether that's negotiating their departure, offering cash for keys, or going through eviction if necessary. Not your problem anymore.
What Happens to the Tenants?
You might wonder (or worry about) what happens after we buy:
If they're willing to leave: We'll offer them cash for keys - a few thousand dollars to move out peacefully within 30 days. Many problem tenants will take this deal.
If they're reasonable people having temporary hardship: We might work out a payment plan or give them time to find a new place. We're not heartless - we just want a resolution.
If they refuse to cooperate: We'll go through the legal eviction process. We have experience with this and attorneys we work with regularly.
Either way, it's our problem to solve, not yours.
​How Much Less Will I Get?
Let's be realistic about pricing:
If the property were vacant and in good condition, it might be worth $180,000.
But it's not vacant and in good condition. It has problem tenants and likely damage.
Our offer might be $135,000-$145,000, depending on the situation.
Here's why:
We're taking on significant costs and risks:
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Tenant removal costs: $2,000-$8,000
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Property repairs after they leave: $5,000-$20,000
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Lost rent during eviction/repair period: $3,000-$6,000
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Legal risks and attorney fees: $1,000-$5,000
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Our time and expertise managing the situation: valuable
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Risk that damage is worse than expected: real
We're also taking on all the stress and hassle you desperately want to escape.
Yes, you're getting less than the property's theoretical value. But you're getting:
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Cash in hand quickly
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Immediate end to your nightmare
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Zero additional costs or risks
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Your sanity back
For most landlords in this situation, that's an easy decision.
Squatter Situations Are Even Worse
If you're dealing with squatters (people living in your property without any legal right), the situation is even more complicated:
You can't just force them out. Even though they're trespassing, you must go through the legal eviction process. Self-help eviction is illegal and can get you in serious trouble.
Proving they're squatters can be tricky. If they claim they have a lease (even a forged one), you may need to prove it's fake - which takes time and legal resources.
They might be destructive. Squatters often cause significant damage since they have nothing to lose.
We've handled squatter situations before. We know how to navigate the legal complexities, and we'll take this burden off your hands entirely.
When Bad Tenants Create Code Violations
Sometimes problem tenants create situations that result in code violations from the city:
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Excessive trash or junk
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Vehicles in violation
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Noise complaints
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Property neglect
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Health and safety hazards
Now you're dealing with both problem tenants AND the city threatening fines or liens.
We can help: We'll buy the property, resolve the tenant issue, and handle whatever code compliance issues exist. You avoid fines, liens, and further legal trouble.
Serving Counties Southeast of Atlanta
We buy rental properties with tenant problems throughout Henry County, Newton County, Rockdale County, Clayton County, Walton County, Butts County, Spalding County, Monroe County, Lamar County, and parts of Dekalb County - including McDonough, Covington, Conyers, Lithonia, and surrounding areas.
Experience, Compassion, and Fair Dealing
​At Oak Tree Home Buyers, we've seen every tenant situation imaginable. We're not shocked, and we're not judging you for being in this position.
Being a landlord is harder than people think, and problem tenants can happen to anyone - even good, responsible landlords.
Our values of Perseverance and Extreme Ownership mean we don't shy away from difficult situations. We take them on, we solve them, and we follow through on our commitments.
We believe in improving lives, neighborhoods, and communities, one home at a time - and that includes helping landlords escape nightmare tenant situations so they can move forward.
