# Sell My Fourplex Fast: Cash Offer in 48 Hours Yes. InTym Properties buys fourplexes nationwide, as-is, occupied or vacant. All four units' leases, deposits, and condition price into one written offer, usually within 48 hours, and closing can run in as little as 7 days when title is clear. InTym Properties buys fourplexes nationwide: fully rented, partly vacant, inherited, or tired-landlord owned. Leases, tenants, and deposits transfer at closing. Written offer usually within 48 hours. Email hello@intymproperties.com or call/text (650) 540-1854. ## How it works 1. Tell InTym Properties about the fourplex: Two minutes. Occupancy on each unit, rough rents, and condition. A photo of the rent roll helps but isn't required. 2. Read the offer: Within 48 hours, signed. Income, expenses, and condition underwritten line by line: you see the whole math. 3. Close, leases transfer: Licensed title company. Leases, deposits, and tenants transfer at closing. You hand over the keys and the rent roll. ## Fourplex in Broward County, Florida Broward's fourplexes concentrate in Oakland Park, Lauderhill, Pompano Beach, and Hollywood: mid-century quads held by owners who often bought them decades ago. A fourplex sells under the Florida Residential Landlord Tenant Act, Chapter 83 Part II of the Florida Statutes. Leases survive the sale: the buyer takes title subject to existing leases, fixed-term tenants stay to the end of their term, and month-to-month tenants stay until someone serves notice, 30 days under § 83.57(3). Deposits follow the building: under § 83.49(7), security deposits and advance rents transfer to the new owner with an accurate accounting at closing. And no Broward city can cap the buyer's rents: Florida preempts local rent control under § 166.043(2). The fourplex fact that shapes every sale: four units is the line. A building of four units or fewer can be financed with a residential loan; five and up requires commercial debt, different underwriting, bigger down payments, more ways to stall. For a cash buyer it is the same transaction either way. InTym Properties values the building on the actual rent roll against market rents, real operating expenses, the condition of all four units, and comparable sales, shown line by line. ## Fourplexes in Idaho. Boise-metro fourplexes, in Boise, Nampa, and Caldwell, with scattered stock in Twin Falls and Idaho Falls, sell without a uniform landlord-tenant act: the rules run through scattered statutes, the leases, and common law. When a rental changes hands mid-tenancy the new owner is liable for refunding security deposits under Idaho Code § 6-321(3), so deposits move as buyer credits on the settlement statement. A fixed-term lease binds the buyer to expiration; a month-to-month tenancy ends on one month's written notice under § 55-208. Local rent control is expressly preempted under § 55-307(2). And the four-unit financing line holds in Idaho exactly as it does in Florida: residential debt to four units, commercial at five. A cash offer removes the contingency either way. Statutes cited above: [Idaho Legislature: Idaho Statutes](https://legislature.idaho.gov/statutesrules/idstat/) ## Fourplexes in Ohio. Cleveland, Columbus, Cincinnati, Toledo, and Dayton all carry fourplex stock, much of it under-rented after long ownership. The sale runs through the Ohio Landlord-Tenant Act, Chapter 5321: a fixed-term lease binds the buyer to expiration, a month-to-month tenancy ends on thirty days' notice under R.C. 5321.17, and deposits move as buyer credits, with five percent annual interest owed on amounts above one month's rent after six months under R.C. 5321.16. No Ohio city caps residential rents. Four units is the residential financing line; a financed buyer can still use a conventional loan, but appraisal and inspection contingencies come with it, and a cash sale skips both. InTym Properties underwrites the actual rent roll, real expenses, and condition, and states in writing whether it closes as principal or assigns to a vetted end buyer, the disclosure R.C. 5301.95 requires in Ohio. Statutes cited above: [Ohio Laws: Ohio Revised Code](https://codes.ohio.gov/ohio-revised-code) ## Fourplexes in Michigan. Detroit, Grand Rapids, Lansing, and Flint hold most of Michigan's fourplex stock, much of it owned for decades and under-rented. Lease mechanics: a fixed term binds the buyer to expiration, a month-to-month or at-will tenancy ends on one month's notice under MCL 554.134, and under MCL 554.614 the seller stays liable on each deposit until it transfers to the buyer with written notice to the tenant, so deposits move as settlement-statement credits with tenant notice at closing. Michigan preempts local rent control under MCL 123.411. One tax reality prices into every Michigan fourplex offer: under Proposal A, MCL 211.27a, the taxable value uncaps to state equalized value at transfer, so the buyer's tax bill resets upward, priced in, not discovered after. Statutes cited above: [Michigan Legislature: Michigan Compiled Laws](https://www.legislature.mi.gov/Laws/MCL) ## A note from InTym Properties > "Four units is the edge of residential financing. InTym Properties prices the rent roll, not the loan a buyer might fail to get." - InTym Properties ## Frequently asked questions ### Can I sell my fourplex fast with tenants still in it? Yes. In every state we serve the buyer takes title subject to existing leases: fixed-term tenants stay through their term and month-to-month tenants stay until terminated with statutory notice. All four leases, the tenants, and the deposits transfer at closing. ### Why does the four-unit line matter when I sell? Because it controls the financed-buyer pool. A building of four units or fewer can be bought with a residential loan; five and up require commercial financing, different underwriting, bigger down payments, longer timelines. A fourplex is the largest building a conventional financed buyer can purchase, which widens that pool but still leaves appraisal and inspection contingencies. For a cash buyer it is the same transaction either way. ### How do you value a fourplex? Four inputs, all shown in writing: the actual rent roll against current market rents, real operating expenses (taxes, insurance, maintenance, management, vacancy), the physical condition of the units, and comparable sales of similar buildings. No invented cap rates and no hypothetical pro forma income. ### How fast can you close on a fourplex? As little as 7 days if title is clear. There is no lender, no appraisal contingency, and no inspection negotiation: the title work is the timeline. ### How is selling to InTym Properties different from listing a fourplex with an agent? No commissions, no fees, no repairs, no showing schedule coordinated across four households, and no financing contingency. An agent listing exposes the rent roll to a lender's underwriting mid-contract. InTym Properties underwrites it once and puts the number in writing. ### I inherited a fourplex I don't want to manage. Can I sell it as-is? Yes. Every owner on title signs, and the same written offer goes to all of them. If the estate hasn't cleared probate yet, InTym Properties can make the offer now and close when the personal representative is ready. You never take over the landlord job. ### What happens to the tenants' security deposits when I sell? They transfer with the building, documented at closing. Florida requires deposits and advance rents move to the buyer with an accurate accounting under § 83.49(7); Idaho makes the new owner liable under § 6-321(3); Ohio credits them on the settlement statement under R.C. 5321.16; Michigan keeps the seller liable until they transfer with written tenant notice under MCL 554.614. ## InTym Properties also handles - [Sell My Duplex Fast: Cash Offer in 48 Hours](https://intymproperties.com/sell-duplex-fast/) - [Sell My Triplex Fast: Cash Offer in 48 Hours](https://intymproperties.com/sell-triplex-fast/) - [Sell My Apartment Building Fast: Cash Offer in 48 Hours](https://intymproperties.com/sell-apartment-building-fast/) - [Sell My Multifamily Property Fast: Cash Offer in 48 Hours](https://intymproperties.com/sell-multifamily/) ## Related reading - [How to Sell a Duplex, Triplex, or Fourplex Fast for Cash](https://intymproperties.com/blog/sell-duplex-triplex-fourplex-fast/) - [How Long Does It Take to Sell a Multifamily Property?](https://intymproperties.com/blog/how-long-to-sell-multifamily/) - [Selling a Duplex or Small Apartment Building in Idaho](https://intymproperties.com/blog/sell-multifamily-idaho/) ## Sell in your city - [Sell your house fast in Oakland Park](https://intymproperties.com/sell-my-house-fast/oakland-park-fl/) - [Sell your house fast in Lauderhill](https://intymproperties.com/sell-my-house-fast/lauderhill-fl/) - [Sell your house fast in Pompano Beach](https://intymproperties.com/sell-my-house-fast/pompano-beach-fl/) - [Sell your house fast in Caldwell](https://intymproperties.com/sell-my-house-fast/caldwell-id/) Last updated: 2026-10-18 Canonical: https://intymproperties.com/sell-fourplex-fast/