Seller Situations·12 min read
Evicting a Tenant Without a Lease in Dayton, Ohio — A Landlord's Step-by-Step Playbook (2026)
Read article →Tired Landlord · Tenants In Place · Any Condition
Sell Your Rental Property for Cash in Dayton, Ohio
Problem tenants, missed rent, costly repairs between turnovers — if being a landlord has become more burden than investment, we can help. We buy rental properties throughout Ohio as-is, tenants in place, any condition. No evictions required on your end. Mid-eviction already? Read our Dayton-area eviction playbook — or skip it and call us. Whether you own a single-family rental or a larger multi-unit apartment building, we can help.
- Buy with tenants in place — paying or non-paying
- No eviction process required on your end
- Any condition — tenant damage, deferred maintenance
- Close in as little as 10 days
- Zero repairs, zero commissions, zero fees
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Fairborn Rental, 18 Years In — "One of the Worst Houses We've Ever Bought"
Steve owned this Florence Avenue rental for nearly two decades. The last ten years, the tenants smoked cigarettes inside. Mike bought it as-is for cash so Steve could finally be done. Watch the full transformation — proof of exactly what we'll take off your hands.
Done being a landlord anywhere in Montgomery, Greene, or Miami County? Tenants in place welcome. We handle everything after closing. Watch on YouTube
Read the video transcript
What is up, guys? Welcome back to the channel. This is Mike Wall from EZ Sell Homebuyers. We're Dayton's largest home buying company. If you need to sell a home and you need cash fast for your house, fill out the form on our website — link in the description below.
We're in Fairborn, Ohio today at our latest project on Florence Avenue. This, I have to say, was probably one of the worst houses we've ever bought. The story: our seller Steve had this as a rental property for over 15 to 18 years, something like that. For the last 10 years, the same renters were in the property — and they smoked cigarettes inside the entire time. I'll show you some pictures and you'll probably be pretty grossed out, but I want to give you an idea of the types of homes we buy and what we do once we own them.
Before the tour, here's what we've done — we've basically taken this house and completely redone it. New floors, new paint, new appliances. We gutted the kitchen entirely — new cabinets, new countertops. We put in an all-new bathroom with a marble tile surround that looks really good. The cool thing is we're still keeping it affordable — Fairborn and the rest of Dayton need affordable housing, so we're excited to get it listed.
We walk right into the living room — agreeable gray paint, white trim, black doors. I love the way that combination turns out. We've been doing it on a few recent projects. The flooring throughout is brand new. We replaced the big front window with double vinyl windows and trimmed them up nicely. The living room is a good size.
The living room connects to the kitchen — stainless steel refrigerator, new dishwasher, new range, new microwave. The kitchen is big, with some built-in shelving on one wall. Black handles on the cabinets, beautiful gray granite countertops — love the way it all came together. Another black door leads out to the backyard.
Then there's a one-car garage — actually an oversized one-car garage, with space in the back. The laundry room is in that area — we updated the plumbing in there. New garage door (opener still coming).
Back into the house, down the hallway to the bedrooms — three bedrooms, one full bath. The smallest bedroom is here. Another bedroom — again with the black doors and white trim. And the third and final bedroom at the end.
Finally, the bathroom — love the marble tile surround paired with the black hardware. Really sharp. New toilet, new vanity, new mirror, new lighting. Everything is new.
What did you think? Let me know in the comments. I'm Mike Wall, co-owner of EZ Sell Homebuyers, Dayton's most trusted home buying company. If you need to sell a house, you want cash, you need to close quickly, and you don't want to pay expensive realtor fees or make costly repairs — fill out the form at ezsellhomebuyers.com or call (937) 598-2274. Thanks for watching.
You Have Two Honest Options. We Can Help With Both.
Mike Wall is co-owner of EZ Sell Homebuyers and a licensed Ohio REALTOR® (License #2001023573, EXP Realty). That means in your first call we can lay both paths on the table honestly — instead of pushing the one that pays us most.
Path A — Cash Sale
You want out of being a landlord — fast, without evicting or rehabbing
- One firm offer in 24 hours, tenants in place welcome
- Close in as little as 10 days — stop the bleed now
- Buy as-is — tenant damage, deferred maintenance, all of it
- Eviction (if needed) becomes our problem after closing
Path B — List on the Market
The unit is rent-ready or vacant, books are clean, and you can wait 90+ days
- Mike can list it through EXP Realty as an investment property if that nets you more after costs
- Cash, listed-investment, and 1031-exchange numbers side-by-side before you choose
- Honest answer if owner-occupant lending won't work with tenants in place
- No sales pressure either direction
We are not your CPA or attorney. Capital gains, depreciation recapture, 1031 exchange, and tenant-rights questions should be confirmed with appropriate professionals.
Real Story: Amy L., Age 71 — Rhett Ln, Fairborn OH
Non-paying tenants Amy felt too guilty to evict. Every month was another loss. She didn't want to put anyone out in the cold, but couldn't keep bleeding money. Mike bought the property with the tenants still inside and closed in 10 days.
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I felt like I was being taken advantage of because I didn't want to put anyone out in the cold. Mike Wall was a lifesaver. He bought the house with the tenants still there and closed in 10 days. I finally have my life back.
A
Amy L., Age 71
Fairborn, OH · Rhett Ln · Non-paying tenants · Closed in 10 days
What We Do With the Property After Closing
You walk away. We handle the tenants, the repairs, and the full renovation. This is a typical rental we turned around after closing.
Every Tenant Situation — We Handle It All
You don't have to deal with any of it. Whatever is happening with your tenants, it transfers to us at closing.
💸Non-Paying Tenants
🔨Tenant Damage
⚖️Active Evictions
🏚️Deferred Maintenance
🏘️Duplexes & Multi-Family
🏠Vacant Rentals
📋Lease-to-Own Situations
🔑Month-to-Month Tenants
How to Sell a Rental Property in Ohio for Cash
Fast, simple, and entirely on your terms. No landlord headaches after closing.
1
One Call — No Inspection Required
Tell us about your rental property and the tenant situation. We assess it honestly and move quickly. No need for the tenant to be present or even know.
2
Cash Offer Within 24 Hours
We account for the tenant situation, condition, and any deferred maintenance in our offer. One number — no lowball and then cut after walkthrough.
3
You Sign, We Handle Everything Else
The tenant situation, any ongoing repairs, future eviction if needed — all of that transfers to us. You have zero obligation after closing.
4
Close in as Little as 10 Days
Stop the financial bleed. No more missed rent payments, no more repair calls, no more 3am emergencies. Walk away with cash.
Cash Sale vs. Listing Your Rental Property
| EZ Sell (Cash) | Traditional Listing | |
|---|---|---|
| Tenants required to vacate | No — tenants in place welcome | Yes — must be vacant for showings |
| Repairs required | None | Typically required to list |
| Time to close | 7–14 days | 90–180 days |
| Tenant coordination | We handle it | Your responsibility |
| Buyer financing | Cash — no contingencies | Banks scrutinize rentals |
| Commissions | None | 5–6% of sale price |
| Ongoing landlord liability | Gone at closing | Yours for months |
Every month you wait as a landlord, you're paying the mortgage, insurance, and taxes on a property that isn't performing. A cash sale ends that immediately — tenants included.
Frequently Asked Questions
Stop the Financial Bleed
Ready to Stop Being a Landlord?
One call, no obligation. Tell us about your rental property and tenant situation. We'll give you a fair cash offer within 15 minutes and can close before your next missed rent payment.
Where We Buy Rental Properties Across the Dayton Area
We close rental-property sales throughout Montgomery County, Greene County, and Miami County — including the 8 cities below. Don't see your town? We still buy. Call or text Mike directly.
Dayton, OHKettering, OHCenterville, OHHuber Heights, OHBeavercreek, OHVandalia, OHTrotwood, OHRiverside, OH
Tired-Landlord Exits — With or Without Tenants in Place
We help homeowners sell a rental property — even with tenants in place across the entire Dayton-Springfield region of Ohio. Whether your property is in Kettering, Springboro, Beavercreek, Centerville, Huber Heights, Miamisburg, Trotwood, Vandalia, Fairborn, Xenia, Springfield, or West Carrollton, our team handles tenant-occupied closings, eviction-pending situations, and tired-landlord exits — and we close on your timeline, often in as little as 7 to 21 days.
Need broader coverage? We also buy houses fast for cash anywhere in Ohio. Have a different situation? See our pages on inherited and probate properties, stopping foreclosure, selling as-is, tired-landlord rental exits, and divorce-related sales.