Last updated: June 2026
We Buy Multifamily Properties in Florida
Own a Florida duplex, triplex, fourplex, or small apartment building with repairs, vacancies, tenant issues, insurance pressure, or landlord burnout? We review the rent roll, leases, unit condition, title, expenses, and closing timeline before making a written offer.
Why Florida Landlords Sell Multifamily Properties to Us
A small rental building can stop feeling like an investment when every month brings a vacancy, repair request, insurance renewal, HOA issue, code notice, or tenant dispute. The question is not just what the property is worth. It is whether the net income, repair risk, and time burden still make sense for you.
Listing a multifamily property usually means gathering leases, deposits, rent history, expense records, insurance information, repair estimates, and tenant access for showings or inspections. Buyers and lenders often look harder at income, occupancy, deferred maintenance, and title issues than they would on a normal single-family sale.
Numbers to Check Before You Decide
Before you sell, write down the actual rent collected, vacancy, repairs due now, insurance renewal, property taxes, HOA or code balances, unpaid utilities, deposits held, and remaining loan payoff. If those numbers leave little room for another roof, AC system, eviction, or vacancy, a direct sale may be worth comparing against a brokered sale.
Common Reasons Landlords Sell to Us
Tired of Being a Landlord
If the property now takes more time than it returns, we can review the leases, deposits, rent roll, condition, and payoff so you can compare a direct offer with keeping or listing it.
Problem Tenants
Late rent, access problems, lease violations, or active notices change the value and closing plan. We need to see the lease status, deposit records, and any pending paperwork before we can price it.
Deferred Maintenance
Roof, HVAC, plumbing, electrical, pest, mold, fire, water, or unit-turn costs should be priced before you choose a sale route. A cash offer subtracts those costs up front instead of asking you to repair first.
Code Violations
Open violations, fines, unsafe conditions, or municipal liens can slow a closing. We review the notice, payoff amount, and title status before deciding whether the issue can be handled at or after closing.
Insurance/Tax Increases
Insurance, taxes, HOA dues, utilities, and maintenance reserves can erase a rental's cash flow. We look at the full operating picture, not just the gross rent.
Estate/Inheritance
Inherited rentals can involve leases, deposits, repairs, heirs, probate authority, and vacant units. We can review the ownership status and help you understand what a title company will need.
Types of Multifamily We Buy
We review 2-20 unit properties in Florida, including:
Duplexes
Side-by-side, up-down, two-unit properties
Triplexes
Three-unit buildings, any configuration
Fourplexes
Quadplexes, four-unit properties
Small Apartments
5-20 unit apartment buildings
Mixed-Use
Retail/commercial with apartments above
Rooming Houses
SRO, boarding houses, room rentals
Issues We Can Review
- Occupied units: Lease copies, deposits, current rent, and tenant contact records help the title and transition process.
- Vacant units: Vacancy affects income, insurance, security, and repair assumptions.
- Non-paying tenants: Notices, ledgers, and pending cases need review before anyone promises a closing plan.
- Major repairs: Roof, foundation, HVAC, plumbing, electrical, and unit-turn costs are priced into the offer.
- Code violations: Open notices, fines, liens, and unsafe-condition letters need to be disclosed and checked against title.
- Fire or water damage: We review insurance history, repair scope, permits, and whether units can be occupied.
- Heavy contents or cleanup: Cleanup cost, access, and safety concerns affect the number.
How We Value Multifamily Properties
Multifamily valuation is different from a normal house sale. The rent roll matters, but so do expenses, occupancy, repair risk, lease terms, deposits, insurance, financing, and whether the building can be inspected safely.
Income Approach (NOI & Cap Rate)
We start with actual rent collected, vacancy, taxes, insurance, utilities, maintenance, management, and reserves. A simple example: $50,000 of verified NOI divided by an 8% cap rate equals a $625,000 income value before repairs, title issues, or closing costs are adjusted.
Comparable Sales
We compare nearby sales by unit count, building type, condition, rent level, occupancy, price per unit, price per square foot, and gross rent multiple.
Condition Assessment
We estimate roof, HVAC, plumbing, electrical, structural, pest, unit-turn, common-area, and safety repairs before deciding whether the property makes sense for us.
Rent Analysis
Below-market leases may create upside, but only if the lease terms, local demand, and tenant transition support it. Above-market rents can create vacancy risk if a buyer cannot replace that income.
| Selling Method | Timeline | Tenant Issues? | Repairs Needed? |
|---|---|---|---|
| Commercial Broker | 6-12 months | Must be resolved | Often required |
| MLS Listing | 3-9 months | Scares buyers | Expected |
| FL Home Buyers (Cash) | Often 2-6 weeks after title review | Reviewed before offer | Priced into offer |
Florida Landlord Law: What You Need to Know
Florida landlord-tenant law can affect deposits, notices, lease assignments, access, and pending eviction issues. A title company or attorney should confirm the legal documents needed for your specific building.
Leases, Notices, and Access
Before closing, gather lease copies, rent ledgers, notices, tenant contact information, and any written access agreements. The buyer needs to know who occupies each unit, what rent is due, what deposits are held, and whether any notices or disputes are pending.
Pending Eviction or Nonpayment Issues
If a tenant is behind, in violation, or already in court, do not assume the case automatically transfers cleanly. The contract, court status, title requirements, and attorney guidance determine what can happen before or after closing.
Security Deposit Transfer
Security deposits need accurate records. If deposits are held, the closing statement and transfer paperwork should match the lease files and tenant ledger. Do not rely on memory; write down the amount held for each unit.
Official Florida Sources to Check
- Florida Residential Landlord and Tenant Act, Chapter 83, Part II
- Florida security deposit statute, section 83.49
- Florida landlord possession/removal statute, section 83.59
- Florida recording statute, section 695.01
These links are public legal references, not legal advice. Your lease, court file, title company, and attorney control the final requirements.
Tenant Transition After Closing
If we buy the property, the post-closing transition should be documented: keys, leases, deposits, ledgers, utility information, access notes, open repairs, tenant contacts, and any active notices. The cleaner the handoff, the less confusion for everyone.
Our Multifamily Buying Process
Submit Property Info
Tell us the unit count, rent status, condition, location, payoff situation, and tenant concerns. A rent roll, leases, expenses, and repair photos help us respond faster.
Property Analysis
We review comparable sales, rent roll, expenses, unit condition, title issues, deposits, occupancy, and repair scope. Some properties need a walk-through before we can price them.
Cash Offer
If the property fits, you receive a written offer that explains the main assumptions behind the number. You can compare it against keeping the rental or listing with a broker.
Close & Exit
If you accept, we close through a title company. The closing plan should account for leases, deposits, keys, payoffs, liens, repairs, tenant notices, and seller documents.
Before You Ask for a Number, Gather This
- Unit list with current rent, deposit held, lease end date, and payment status.
- Photos of roofs, kitchens, bathrooms, electrical panels, HVAC, plumbing, exterior wood, water damage, and vacant units.
- Insurance renewal notice, tax bill, utility setup, HOA or condo notices, and known code violations.
- Mortgage payoff, municipal liens, unpaid utilities, open permits, judgments, or probate documents if they apply.
- Your target closing date and whether tenants know you are considering a sale.
Frequently Asked Questions
Do you buy multifamily properties with tenants?
We can review occupied multifamily properties. Before making an offer, we need to understand leases, deposits, payment status, notices, access, and whether a tenant matter is already in court.
What size multifamily do you buy?
We mainly review duplexes, triplexes, fourplexes, and smaller apartment buildings. Larger buildings depend on location, condition, rent roll, expenses, financing assumptions, and whether the deal fits our buying criteria.
Do you buy multifamily with major repairs needed?
We can review properties with deferred maintenance, code issues, roof problems, fire damage, water damage, vacancy, or heavy cleanup. The repair scope affects the offer, and some issues require title, insurance, municipal, or legal review before closing.
How do you value multifamily properties?
We look at verified income, expenses, vacancy, comparable sales, condition, capital repairs, title issues, and exit value. A cash offer is not the same as top retail value; it is the number we can pay after accounting for risk, repair cost, and closing certainty.
Can you buy a multifamily with code violations?
We can review properties with open violations, fines, or habitability concerns. The city or county file, lien status, safety issues, and cure cost determine whether the issue can be resolved through closing or must be handled first.
What documents do I need to sell my multifamily?
Helpful documents include a rent roll, lease copies, deposit ledger, 12-month income and expenses, repair photos, insurance and tax bills, code notices, open permits, inspection reports, payoff information, and probate or entity documents if ownership is complicated.
Ready to Exit Your Multifamily Investment?
Request a written review of your Florida rental property. We look at the rent roll, leases, unit condition, expenses, title issues, and your timeline before deciding whether we can make an offer.
Request a Multifamily Review
Tell us about the property, unit count, tenant status, and repairs. We will review the details and follow up with the next practical step.