Situations
Sell a tenant-occupied property.
Yes, DL Solutions buys tenant-occupied houses and townhomes nationwide. Existing leases transfer with the property; tenants do not need to leave before we talk or before closing. We review the lease, rent roll, and deposit and honor the tenant's rights under the law of the property's jurisdiction — with especially deep experience in DC, Maryland, and Virginia.
Who this fits
This fits landlords exiting a rental: a long-held unit with a reliable tenant, a property with a tenant behind on rent, an expired lease that never got renewed, or an inherited rental the estate kept occupied.
Problem tenants, non-payment, and expired leases are situations we have bought through before. The occupancy is part of the evaluation, not an obstacle to it.
How we approach it
We review the lease, rent roll, and deposit as part of the evaluation, and we honor the tenant's rights under the law of the jurisdiction. Existing leases transfer with the property at closing.
The walkthrough is scheduled with the tenant, once, usually under an hour. We are looking at structure, roof, and systems, not at how the tenant keeps the unit.
What the transaction looks like
Address, property, conversation, options, closing. The conversation covers the lease terms, the rent roll, the deposit, and any jurisdiction-specific notice requirements, so the timeline we offer already accounts for them.
Closing runs through a licensed title or settlement company. The lease, the deposit, and the tenants transfer at settlement; you stop being the landlord on the closing date.
DC, Maryland, and Virginia notes
In the District, the tenant notice process is part of the timeline; we account for it up front. Most tenant-occupied sales in DC trigger the Tenant Opportunity to Purchase Act, which gives tenants a statutory window to review or purchase before a sale closes, and DC's rent control rules can shape what a unit is worth to any buyer.
Maryland and Virginia have no equivalent purchase-right law, but both regulate notices, deposits, and lease transfers, and some Maryland counties add local rules on top. This is general information, not legal advice; your attorney and the title company confirm what your sale requires.
How we calculate the offer
1.Finished value
What the property will be worth once the work is done, based on recent sales of similar finished homes nearby.
2.Cost of the work
What the repairs, renovation, or cleanout will actually cost to complete, priced from the walkthrough rather than a checkbox list.
3.Carrying and transaction costs
Taxes, insurance, utilities, title, and holding costs between purchase and resale, plus the cost of the money while the work runs.
4.The offer
Finished value minus the work and the costs. We show the math if you ask.
Where this comes up
Related situations
Questions
Do the tenants have to move out first?
No. Existing leases transfer with the property, and tenants do not need to leave before we talk or before closing. The occupancy is part of the evaluation rather than something to be solved in advance.
What happens to the lease and the security deposit?
Both transfer to us at settlement, and we honor the tenant's rights under DC, Maryland, or Virginia law. We review the lease, rent roll, and deposit during the evaluation so the offer accounts for them accurately.
The tenant is behind on rent. Can you still buy?
Yes. Problem tenants, non-payment, and expired leases are situations we have bought through before. Tell us where things stand and the offer will reflect the situation as it actually is.
How does the District's tenant purchase-right process affect the sale?
Most tenant-occupied sales in DC trigger a statutory process that gives tenants a window to review or purchase the property before a sale closes. We account for it up front and build it into the timeline rather than discovering it mid-transaction. Your attorney can confirm how it applies to your property.