Nationwide · Duplexes to 200+ Unit Communities · Direct Cash Buyers
We buy apartment buildings, multifamily communities, and residential portfolios for cash, nationwide — in any condition: full, half-empty, deferred maintenance, code issues, problem tenants, title issues, and more. No realtor fees. No closing costs. No repairs needed.
Apartment Buildings · Duplexes & Fourplexes · Garden Communities · Mid-Rise · Student & Workforce Housing · Mixed-Use · Portfolios
Most offers within 24-48 hours · No obligation
Not sure what your property is worth? We'll tell you — a real cash number in 24-48 hours. No listing, no obligation.
Meet Your Buyers
Principals with 200+ closed commercial deals in the last 16 years working together
We're not a national chain. We're two operators with a small firm and a direct group of serious cash investors we've worked with for over a decade — the kind who review a property with us, give us their opinion on price, and close as soon as title is clear. No inspections gauntlet. No contractor bids dragging things out. No "we'll get back to you next week." No appraisals. No AI gimmicks. And no deceitful tactics to lock up your property just so we can shop it out to other buyers.
One more thing: we're not a lead marketplace. Some lookalike sites collect your information and pass it to a network of investors. When you contact Apartment Cashout, your information goes to Sam & Richard — nobody else.
What that means for you:
In person or via a local partner, worked around your tenants. We usually have an offer price to you within 24-48 hours.
Not a hard-money loan or private-money funds that need appraisals and broker opinions. Real cash wired from us to the title company.
Heirship affidavits, multiple heirs, IRS liens, probated wills (and holographic ones), unresolved estates — we've closed deals through all of it. If there's a path to clear title, we'll find it. If there isn't, we'll tell you straight.
Your residents keep their leases and their homes. We take over the landlord headaches at closing — you take the cash.
Not your problem after we close. Collections, evictions, and turnarounds become ours to manage.
Need 10 days? Need 60? Tell us. We can accommodate and close on your schedule, not ours.
Bottom line: if you've got an apartment building or multifamily property you want sold quickly for cash — full, half-empty, distressed, inherited, mid-foreclosure, or you're just done being a landlord and want out without waiting a year on a broker's marketing plan — send us the form. We'll tell you what we'll pay and how fast we can close. No back-and-forth. No surprises.
Situations We Know
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We don't waste time with fake reviews, social media likes, or attending the who's who of BBB ceremonies. We genuinely don't have time to keep up with all of that. We focus on our sellers' needs and performing when we agree to a deal.
Late rent, turnover, repairs, 2 a.m. calls — done being a landlord.
Out-of-town heirs, probate, or a building you never wanted to manage.
Roof, plumbing, foundation, code violations — we buy as-is.
Half-empty building eating taxes, insurance, and utilities every month.
Mortgage delinquent, pre-foreclosure, or property-tax arrears — we can move fast. Facing a deadline? Submit the form today and tell us the date.
Delinquencies, unit damage, evictions in progress — after closing, that becomes our job.
Need a clean break and a clear cash number.
Sensitive situation — discretion and speed matter.
Want to free up capital for another deal or venture.
If any of this sounds relatable to your situation, you couldn't have contacted a better company to work with.
Our Process
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Four steps. No surprises.
Submit the form. Takes 2 minutes.
We come out on your schedule. Often same day or next day.
Written, no-obligation, usually within 24-48 hours.
We close at a local title company on your timeline and you walk away with a cashier's check or bank wire — your choice.
Service Area
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Direct cash buyers, coast to coast. If your building is in the United States, we want to look at it.
Texas, Florida, Georgia, Tennessee, the Carolinas, Alabama, Louisiana, Oklahoma, Arkansas
Ohio, Indiana, Michigan, Illinois, Missouri, Wisconsin, Minnesota, Kansas, Iowa
Pennsylvania, New York, New Jersey, Maryland, Virginia, Connecticut, Massachusetts
Arizona, Nevada, Colorado, Utah, New Mexico, Idaho, Washington, Oregon, California
Don't see your state? Send the form anyway — we buy nationwide.
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If you're trying to sell an apartment building quickly, you've probably already discovered the problem with the normal route: multifamily listings move slowly. Marketing packages, tours that disturb your tenants, buyers who need bank financing, appraisals, inspection re-trades, and loan committees that kill deals after months of waiting. That process exists to chase the last dollar of price — and for a stabilized, well-maintained property with a patient owner, it can be the right call. We'll be the first to tell you so.
But that's not most of the owners who find us. Most are done: done with late rent, done with turnover, done with a roof bid they don't want to fund, done managing a building they inherited and never wanted, done watching a half-empty property eat taxes, insurance, and utilities every month. For those situations, we exist: we buy the property directly, as-is, with our own capital, and we close at a title company on your timeline.
Apartment Cashout is not a lead-generation website, a wholesaler shopping your contract, or a brokerage. When you submit the form on this page, your information goes to the people who actually buy the building — and the written offer you get is signed by the people who intend to perform on it.
Small apartment buildings from five units, mid-size communities, garden-style complexes, mid-rise product, duplexes through fourplexes (individually or as packages), student and workforce housing, mixed-use buildings with residential over retail, and multi-property portfolios. Condition is not a filter: deferred maintenance, down units, fire or storm damage, code violations, heavy delinquency, evictions in progress — we underwrite the building as it actually is and make a real offer anyway.
We buy in all 50 states. Big metro, suburb, or small town — if the property is in the United States, we want to look at it.
Certainty. A written cash offer within 24–48 hours of reviewing the property, from buyers using their own funds — no financing contingency, no appraisal contingency, no loan committee. You know your number and your date, and you plan around both.
Simplicity. We pay standard closing costs, we don't charge fees or commissions, and we buy as-is so you never write a repair check or fund another unit turn. Selling multifamily normally means months of marketing, tours, and negotiation rounds. Selling to us means one conversation, one review, and one signature at a title company.
Discretion. No listing, no sign, no public marketing. Your tenants don't get spooked, your staff doesn't start job-hunting, and your competition doesn't hear about it until the deed records.
A question every responsible owner asks: what happens to the people living there? The answer is simple — leases transfer with the property at closing, including housing-assistance leases, and your residents keep their homes. We become the new landlord; the delinquency, maintenance backlog, and management headaches become our job the day we close.
Frequently Asked
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If you don't see your question here, ask it in the form's notes field — you'll get a straight answer when we reach out.
As fast as the title company can clear title — often two to four weeks on multifamily, and smaller buildings can move faster. If you need more runway, we close on your schedule. We use our own capital, so there is no bank approval, no appraisal contingency, and no loan committee to wait on.
Apartment buildings from small 5-unit properties to 200+ unit communities, duplexes through fourplexes, garden-style complexes, mid-rise buildings, student and workforce housing, mixed-use buildings with residential over retail, and portfolios of multiple properties. Full, half-empty, or vacant.
No. We buy as-is. Roof leaks, plumbing, foundation issues, down units, code violations, fire damage — we factor it into the offer and handle it after closing. Don't spend a dollar on repairs or turns.
They stay. Leases transfer with the property at closing and your residents keep their homes — we simply become the new landlord. Nothing about the sale requires disturbing your tenants, and we keep the process quiet until closing.
Yes. You tell us about the property, we review it, we send a written offer. You decide. No commission, no commitment, no pressure. If our number doesn't work for you, no hard feelings.
We work with title to pay off the mortgage at closing. Tax liens, mechanic's liens, and similar encumbrances can usually be resolved at the closing table — tell us up front and we plan around it.
Yes. No listing, no sign in the yard, no marketing blast that spooks your tenants or tips off your competition. We treat the conversation as confidential from the first message to the closing table.
Actual collections and rent roll, current occupancy and delinquency, condition and deferred maintenance, unit mix, comparable sales in your sub-market, and current market rents. We show our thinking — the offer comes with the reasoning, not just a number.
Get Started
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Two minutes of your time. No obligation.