Sell My Multifamily Property Fast: Cash Offer in 48 Hours
The short answer.
InTym closes some multifamily deals as principal with its own funds and assigns others to a vetted end buyer from its investor list. The structure is stated before you sign, not buried in the contract, and your price and terms stay the same either way.
InTym Properties buys duplexes, triplexes, fourplexes, and small apartment buildings, roughly 2 to 20 units, nationwide. Occupied, under-rented, inherited, or tired-landlord owned. Written offer usually within 48 hours, leases and all. Email hello@intymproperties.com or call/text (650) 540-1854.
Occupied, under-rented, deferred maintenance, inherited portfolios. Rent roll priced, leases transfer at closing.
†every offer signed · proof of funds on request · no obligation, in writing
How it works.
- 01
Tell InTym Properties about the building
Two minutes. Unit count, occupancy, rough rent roll, condition. A photo of the rent roll helps but isn't required.
- 02
Read the offer
Within 48 hours, signed. Income, expenses, and condition underwritten line by line: you see the whole math.
- 03
Close, leases transfer
Licensed title company. Leases, deposits, and tenants transfer at closing. You hand over the keys and the rent roll.
Get your written offer.
How a building gets priced.
Income in, expenses out, condition priced honestly. The same math your offer is built on:
- gross rent roll, annual
- $52,800
- vacancy & credit loss (5%)
- −$2,650
- operating expenses
- −$21,100
- net operating income
- =$29,050
- value basis (NOI ÷ ~7% yield)
- $415,000
- condition reserve
- −$45,000
- transaction costs
- −$12,500
- InTym Properties' margin
- −$23,000
- your offer
- = $334,500
illustrative duplex · your offer underwrites your rent roll, your expenses, your condition
Multifamily in Broward County.
Broward's small multifamily stock (duplexes in Hollywood and Pompano Beach, fourplexes in Oakland Park and Lauderhill, small apartment buildings scattered across the county) sells under the Florida Residential Landlord Tenant Act, Chapter 83 Part II of the Florida Statutes. Three rules shape every sale. First, leases survive: the buyer takes title subject to existing leases, so 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). Second, 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 the statute presumes, capped at one month's rent, that the buyer received them, which is why the closing paperwork protects you. Third, nobody caps the rent: Florida preempts local rent control under § 166.043(2), so no Broward city can lock the buyer into your current rents. How InTym Properties values the building: the actual rent roll against 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; we underwrite what the building actually does and show every line.
Small multifamily in Idaho.
Idaho never adopted a uniform residential landlord-tenant act; the rules run through scattered statutes, the lease, and common law. Three matter at sale. Security deposits: under Idaho Code § 6-321(3), when a rental changes ownership mid-tenancy the new owner is liable for refunding the deposits, so they move as buyer credits on the settlement statement at closing. Month-to-month tenancies: under § 55-208, either side can end an at-will tenancy on one month's written notice; fixed-term leases run to expiration and bind the buyer. Rent control: § 55-307(2) expressly bars Idaho cities and counties from enacting it; a buyer who keeps your tenants can move rents to market on proper notice. Boise-metro small multifamily (duplexes and fourplexes in Boise, Nampa, and Caldwell, small buildings in Twin Falls and Idaho Falls) gets underwritten the same way as Broward's: rent roll, actual expenses, condition, comparable sales. And one financing fact cuts the same way in both states: a building of four units or fewer can be financed with a residential loan; five and up requires commercial debt, which is where most financed multifamily deals stall. A cash offer removes the contingency either way.
Statutes cited above: Idaho Legislature: Idaho Statutes
Small multifamily in Ohio.
Ohio duplexes, fourplexes, and small apartment buildings, heavy stock in Cleveland, Columbus, Cincinnati, Toledo, and Dayton, sell under the Ohio Landlord-Tenant Act, Chapter 5321 of the Revised Code. Leases survive the sale: a fixed term binds the buyer to expiration, and a month-to-month tenancy ends on thirty days' notice under R.C. 5321.17. Deposits move with the building as buyer credits on the settlement statement, and Ohio adds a wrinkle sellers forget: deposit amounts above one month's rent owe the tenant five percent annual interest on the excess after six months under R.C. 5321.16. No Ohio city caps residential rents, so a buyer keeping your tenants can move rents to market on proper notice. One statute matters on our side of the table too: under R.C. 5301.95 a wholesaler selling or assigning an equitable interest in Ohio residential property owes written disclosures to seller and buyer, so when InTym Properties assigns a multifamily contract to an end buyer, that structure is disclosed in writing, not buried. Underwriting is the same discipline as Broward's: actual rent roll, real expenses, condition, comparable sales.
Statutes cited above: Ohio Laws: Ohio Revised Code
Small multifamily in Michigan.
Detroit, Grand Rapids, Lansing, and Flint carry deep stock of duplexes, fourplexes, and small buildings, much of it under-rented after long ownership. The sale mechanics run through Michigan's landlord-tenant statutes: leases bind the buyer to their terms, a month-to-month tenancy ends on one month's notice under MCL 554.134, and under MCL 554.614 deposit liability follows the building, the seller stays liable until the deposits transfer to the buyer and the tenants get written notice, which is why the deposits show up as credits on the settlement statement and the tenants get notified at closing. Michigan preempts local rent control under MCL 123.411, so a buyer can move rents to market on proper notice. One tax reality shapes every Michigan multifamily sale honestly: under Proposal A, MCL 211.27a, the property's taxable value uncaps to state equalized value on transfer, so the buyer's tax bill resets upward, priced into the offer rather than discovered after. 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.
Statutes cited above: Michigan Legislature: Michigan Compiled Laws
“A rent roll is a number, not a story. InTym Properties underwrites what the building actually earns, and we show you the math.”
InTym Properties
Questions.
Can I sell a multifamily building with tenants still in it?
Yes. that's the norm, not the exception. In both Florida and Idaho the buyer takes title subject to existing leases. Fixed-term tenants stay through their lease; month-to-month tenants stay until terminated with statutory notice. The leases, tenants, and deposits all transfer at closing.
How do you value a duplex, fourplex, or small apartment building?
Four inputs: 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. InTym Properties shows the underwriting line by line; we don't quote a cap rate and work backward from a number we won't show you.
My units are rented below market. Does that hurt my price?
It's priced on what the building actually earns, not what it could earn after you do the work. Under-rented units mean the upside belongs to the buyer: InTym Properties prices the gap honestly rather than pretending the rents are already at market. That said, below-market rents are common: long-term landlords who haven't raised rents in years are most of our multifamily sellers.
Does it matter whether my building is four units or five?
For a financed buyer, a lot. Properties of four units or fewer can be bought with residential loans; five and up require commercial financing: different underwriting, bigger down payments, longer timelines, more ways to die in committee. For a cash buyer it's the same transaction either way.
What happens to the tenants' security deposits when I sell?
They transfer with the building, documented at closing, and the mechanics differ by state. Florida requires deposits and advance rents move to the new owner with an accurate accounting under § 83.49(7). Idaho makes the new owner liable for refunding them under § 6-321(3). Ohio credits them on the settlement statement, with five percent annual interest owed on amounts above one month's rent after six months under R.C. 5321.16. Michigan keeps the seller liable until the deposits transfer with written tenant notice under MCL 554.614.
I inherited rentals with my siblings. Can we sell the whole portfolio?
Yes. Every owner on title signs: the same written offer goes to all of them. If the properties haven't cleared probate yet, InTym Properties can make the offer now and close when the personal representative is ready. One offer can cover the portfolio, or each building can be priced separately.
Do you close on my building yourselves, or assign the contract?
Both happen, and InTym Properties tells you which structure applies before you sign. On some multifamily deals we close as principal with our own funds. On others we assign the contract to a vetted end buyer from our investor list: your price and terms don't change either way. If it's an assignment, we say so up front instead of burying the clause in the paperwork. In Ohio that disclosure is statutory under R.C. 5301.95; we make it in every state regardless.
Can a buyer raise the rent after buying my Ohio building?
Yes. No Ohio city caps residential rents. A fixed-term lease binds the buyer to expiration, and a month-to-month tenancy ends on thirty days' written notice under R.C. 5321.17, after which rents can move to market. The existing lease, not the sale, controls the interim.
Do property taxes change when a Michigan rental building sells?
Yes, and honest offers price it in. Under Proposal A, MCL 211.27a, the property's taxable value uncaps to state equalized value at transfer, so the buyer's tax bill resets upward from what you paid. A cash buyer accounts for the reset in the number instead of discovering it after closing.
Related reading.
- Selling a Duplex or Small Apartment Building in Idaho
- Selling an Apartment Building to a Cash Buyer: What Changes at Five Units
- How to Sell a Duplex, Triplex, or Fourplex Fast for Cash
- How Long Does It Take to Sell a Multifamily Property?
- Selling an Apartment Building with Tenants in Florida: Leases, Estoppels, and the Occupied Sale
- Is Wholesaling Real Estate Legal in Florida? What the Statutes Say
- Cash Buyer vs. Wholesaler: How to Tell If the 'Buyer' Will Actually Close
Sell your house fast in Florida or Idaho.
Get your written offer.
Every offer signed. No obligation, in writing, usually within 48 hours.
Want the full process first? See how InTym Properties buys houses, step by step.
Reviewed October 15, 2026 · InTym Properties · Nationwide