Tired of
Managing Tenants?
Non-paying renters, midnight emergency repairs, municipal rental licensing fees, and turnover costs can wear down even seasoned investors. Discover strategic ways to transition your rental assets without the headache of evictions.
Sell occupied. No evictions or vacancy required.
Structure installment sales to spread capital gains.
0% brokerage commission on direct portfolio buys.
Strategic Portfolio Exits
Convert physical landlord headaches into hands-off cash flow or clean liquidation. Single rentals to multi-unit properties.
Three Ways to Exit Rental Ownership
Compare an immediate occupied sale against retail open-market listing or converting your asset into passive interest income.
Sell With Tenants in Place
Sell your single-family or multi-family rental directly without terminating leases or initiating evictions. We assume existing leases and reconcile security deposits at closing.
Vacate & List Retail
Wait for lease expiration or negotiate a voluntary tenant move-out, complete turnover repairs, and market the vacant home to retail owner-occupants on the MLS.
Seller Financing / Monthly Note
Convert your physical property into a secure first-lien promissory note. Earn steady monthly interest income without midnight repair calls, toilets, or property taxes.
Strategic Exit for Michigan Rental Owners
A disciplined, step-by-step roadmap to protect your capital, resolve tenant issues compliantly, and exit cleanly.
Audit Leases, Ledgers & Deposits
Compile existing written leases, payment history ledgers, tenant contact details, and state-mandated security deposit bank account records.
Assess Tenant Cooperation & Occupancy
Evaluate tenant behavior: are they current on rent, cooperative with exterior drive-by reviews, or requiring formal statutory notices under Michigan law?
Estimate Depreciation Recapture & Tax Hits
Calculate potential capital gains and the 25% federal depreciation recapture tax to evaluate whether an installment note or 1031 exchange is needed.
Model Occupied Sale vs. Vacancy Costs
Compare the net outcome of selling occupied to an investor vs. paying for eviction attorneys, turnover renovations, and 3–6 months of vacant carrying costs.
Choose Cash Exit, Note Creation, or Listing
Select a clean cash liquidation, an installment note for recurring mailbox income, or preparing for an open MLS retail listing.
Reconcile Escrows & Complete Title Transfer
Close through an insured Michigan title company with prorated rents, security deposit credit adjustments, and formal tenant assignment letters.
Compare Your Landlord Exit Options
Side-by-side analysis of speed, tenant management friction, tax consequences, and net returns.
Sell Occupied (Direct)
Best for: Landlords tired of tenant management, uncooperative renters, or deferred maintenance who want a clean exit.
Vacate & List Retail
Best for: Properties in top residential retail neighborhoods where owner-occupants pay a substantial premium over rental yields.
Seller Financing (Installment)
Best for: Landlords with substantial equity or free-and-clear ownership seeking passive monthly income without management duties.
1031 Exchange Coordination
Best for: Investors seeking to roll proceeds into passive triple-net (NNN) commercial real estate or institutional Delaware Statutory Trusts (DST).
Michigan Landlord-Tenant Compliance & Capital Preservation
Michigan Statutory Notice
Under MCL 554.134, month-to-month leases require a full 30-day statutory notice to quit. For term leases, you cannot force a tenant out simply to list on the market. Selling occupied respects legal rights.
Depreciation Recapture
The IRS taxes accumulated depreciation at a flat 25% unrecaptured Section 1250 gain rate, regardless of your standard income bracket. Seller financing allows you to spread this obligation over time.
Rental Registrations
Many Michigan cities demand annual rental registrations and lead clearances. Selling directly to an experienced operator clears municipal backlogs without holding you liable for ongoing code compliance.
Frequently Asked Questions
Can I sell a rental property in Michigan if the tenant refuses to pay rent?
Yes. Evicting a non-paying tenant through Michigan district courts takes months and thousands in legal fees. Terms Real Estate buys rental properties with delinquent tenants directly. We factor the situation into our underwriting, assume the tenant relationship at closing, and handle the legal process ourselves so you can walk away with cash.
What happens to the tenant security deposit when the property sells?
Under Michigan Landlord-Tenant law (MCL 554.601), security deposits must be transferred or credited to the buyer at closing. Our closing title company accounts for tenant security deposits as a credit on the closing settlement statement, releasing you from future deposit accounting liability.
How does seller financing help me avoid a massive tax bill?
When you sell an investment property with cash, you face immediate federal capital gains tax and 25% depreciation recapture. Under IRC § 453 installment sale rules, you only pay taxes on the principal portion received each tax year, while earning monthly interest on the unpaid principal balance.
Can you purchase an entire portfolio of multiple rental homes at once?
Yes. We purchase single-family rentals, duplexes, fourplexes, and portfolios of 3 to 20+ units across Genesee, Wayne, Oakland, and surrounding Michigan counties. We can structure a single consolidated closing or staged closings to suit your tax planning.
Michigan Landlord Exit Guide
Strategic asset disposition handbook for Michigan rental property owners. Covers occupied transfers, tenant statutory notices, depreciation mitigation, and 1031 exchange timelines.
Exit Rental Fatigue on Your Terms
Discuss your single rental or multi-property portfolio confidentially. We will model net cash outcomes and passive note structures with zero obligation.
Speak with Josh
Request a confidential portfolio review, discuss occupied acquisitions, or explore seller-financed note structures.
Ask Alfred (24/7)
Ask questions about selling occupied properties, security deposit transfers, or installment sale tax math anonymously.