How fast can you close on my house?

We can close in as little as 7-21 days depending on funding and title work. You choose the closing date that works best for your timeline.

Do I need to make repairs before selling?

No. We buy houses in any condition - as-is. No repairs, no cleaning, no staging required. We handle everything after closing.

Are there any fees or commissions?

No. There are no realtor fees, no commissions, and we cover all closing costs. The offer we make is the amount you receive.

What types of properties do you buy?

We buy single family homes, townhouses, rowhouses, condos, multifamily properties, duplexes, triplexes, land, and infill lots in DC, Maryland, Virginia, and Florida.

Do you buy houses in foreclosure?

Yes. We specialize in helping homeowners avoid foreclosure with a fast cash sale. We can close quickly to help you protect your credit and walk away with cash.

Can you buy my house if it has problem tenants?

Yes. We buy tenant-occupied properties including those with problem tenants. We handle the tenant situation after closing so you can move on stress-free.

Do you buy inherited or probate properties?

Yes. We specialize in buying inherited and probate properties. We understand the process and can work with your attorney or handle properties still in probate.

What if my house has code violations or liens?

We buy houses with code violations, liens, title issues, and other problems that make traditional sales difficult. We handle the resolution as part of the purchase.

The Ultimate Guide to Handling Difficult Tenants & Evictions

Dealing with a non-paying tenant or a lease violation is incredibly stressful. You may be facing months of lost rent, damaged property, or the overwhelming bureaucracy of the local court system.

If you are reading this, you are likely looking for answers. You are not alone, and you do have options.

This guide is designed to cut through the confusion and give you a clear, step-by-step roadmap for handling a difficult rental property—whether you want to fight the eviction in court, negotiate a move-out, or sell the property to stop the financial bleeding immediately.

Need Local Help? Select Your Region

Eviction laws, filing fees, and Sheriff timelines vary significantly by county. We have built dedicated Resource Hubs for the areas we serve to help you find local Clerk of Court contact info and state-specific timelines.

Florida Eviction Resources:

Maryland Eviction Resources:

Anne Arundel County | Baltimore County | Howard County | Montgomery County | Prince George’s County

Virginia Eviction Resources:

Arlington County | Fairfax County | Loudoun County | Prince William County

Washington DC:

DC Landlord & Tenant Branch

What Exactly Does “Eviction” Involve?

In simple terms, “eviction” is the legal process required to remove a tenant from your property who has violated the lease (usually by not paying rent).

Landlords rely on rental income to pay the mortgage, taxes, and insurance. When tenants stop paying, you are essentially subsidizing their housing for free. However, you cannot simply change the locks. You must follow a strict legal process to regain possession of your home. Depending on where you live (Virginia, Maryland, DC, or Florida), this involves:

Unlawful Detainer: The formal lawsuit filed against the tenant to prove they have no legal right to stay.
Writ of Possession: The final order from a judge that authorizes the Sheriff to physically remove the tenant and their belongings.

The 4 Stages of the Eviction Process

While every state has its own specific timeline, the general process usually follows these steps:

The Formal Notice: You serve a legal warning (Pay or Quit / Cure or Quit) giving the tenant a final chance to fix the issue.
Filing the Complaint: If the tenant stays, you file a lawsuit with the County Clerk and pay filing fees (often $300–$500).
The Court Hearing: You stand before a judge to prove the violation. The tenant can defend themselves, often delaying the process if they claim “habitability issues.”
The Sheriff Lockout: If you win, the Sheriff posts a 24-hour notice and then returns to remove the tenant.

What Are Your Options as a Landlord?

If you have a problem tenant, do not ignore the situation. The problem will not go away, and the lost rent will only pile up. Here are the three primary paths you can take:

1. The Formal Eviction (Keep the Property) If you want to keep renting the house, you must go through the courts. This is the “correct” legal path, but it is slow and expensive. You will pay filing fees, process server fees, and likely attorney fees, all while collecting zero rent for 3–6 months.

2. “Cash for Keys” (Negotiate) If you want to avoid court, you can offer the tenant a cash deal. You agree to pay them a set amount (e.g., $500 or move-out costs) only if they hand over the keys and leave the property clean by a specific date. This is often cheaper than a lawsuit.

3. Sell the Property (Exit the Situation) If the stress of being a landlord is too much, or if you cannot afford to cover the mortgage while the tenant lives there for free, selling the property is often the smartest financial move. By selling with the tenant inside, you transfer the problem to the buyer and walk away with your equity immediately.

Can You Sell a House with a Bad Tenant?

Yes. This is a common misconception. You can sell a house even if the tenant is refusing to pay rent, refusing to leave, or damaging the property.

When you sell a rental property, the lease (and the tenant) simply transfers to the new owner. You do not have to evict them first. The buyer steps into your shoes as the new landlord and handles the eviction process themselves.

This is often the best option for landlords who want to:

Stop the monthly financial loss immediately.
Avoid spending thousands on attorney fees and court costs.
Walk away with cash instead of dealing with a trashed unit after the tenant leaves.

How Consistent Homebuyers Can Help

We aren’t just here to buy your house; we are here to help you understand your rights. We have worked with dozens of “tired landlords” across DC, MD, VA, and FL to resolve difficult tenant situations.

If you decide that selling is your best option, we can:

Buy the Lease: We inherit the tenant and the lease. You are released from your landlord duties immediately at closing.
Buy “As-Is”: Angry tenants often damage property. We buy the house exactly as it sits—holes in walls, trash left behind, or deferred maintenance.
Close Fast: You don’t have to wait for the Sheriff. We can close in as little as 10-14 days so you can move on with your life.

Need a Hand with the Logistics?

Dealing with the court system is bureaucratic and confusing. If you are struggling to calculate your total lost rent, or if you want to know how much cash you could walk away with if you sold the property today, we are here to support you.

Disclaimer: Consistent Homebuyers is a real estate investment firm, not a law firm. We do not provide legal advice. We recommend all clients consult with their own legal counsel regarding their specific landlord-tenant situation.

Property Address*
Street Address Address Line 2 City State ZIP Code
Phone*
Email
Name
This field is for validation purposes and should be left unchanged.