What types of properties do you purchase?

We buy a wide range of properties, including single-family homes, townhouses, condos, and multi-family units. We also buy mobile and trailer homes when the land is included, plus commercial properties, businesses, and vacant land or lots.

Do you buy homes in any condition?

Yes. We buy houses in any condition — homes that need a little work or a lot of work, even burn-outs and tear-downs. You never need to make repairs or clean up before selling.

How does the process work?

It's easy as 1-2-3. First, a quick call to discuss your home's condition and timeline, and we agree on a fair cash price. Second, a quick walkthrough to verify the condition. Third, we close on your timeline — no delays, no contingencies — and you walk away with cash.

Are there any fees or commissions?

No. There are no fees, no commissions, and no hidden costs. The offer we make is what you receive, and we handle all the paperwork.

How fast can you close?

We can close in as little as 7 days, or on whatever timeline works for you. Because we buy with cash, there's no waiting on bank financing or appraisals.

What if my property is in foreclosure or has liens?

We can still help. We regularly buy houses facing foreclosure or with liens, back taxes, or title issues, and we work with the title company to resolve them at closing.

Is there any obligation if I request an offer?

None at all. Our cash offers are 100% free and no-obligation. If the offer doesn't work for you, there's no pressure to accept.

I'm dealing with a difficult tenant. Can you still buy my property?

Yes. We buy occupied rental properties, including those with difficult tenants. You don't need to handle the eviction or wait for the lease to end — we take care of it after closing.

How do you determine the offer price for my home?

We look at your home's location, condition, needed repairs, and recent comparable sales in your neighborhood, then make a fair cash offer based on those factors — explained clearly with no lowball games.

Do I need to move out immediately after selling?

No. We close on your timeline and can be flexible on move-out dates, so you can transition on a schedule that works for you.

Selling a Rental Property With Tenants in Oklahoma: What Are Your Options?

Muhammad Hamza

Apr 20, 2025

4 min read

Updated: 6 days ago

Being a landlord in Oklahoma can go from a good decision to a heavy one fast. Maybe the tenant stopped paying. Maybe you inherited the property and never wanted to be a landlord in the first place. Maybe you're just tired of the 11 p.m. call about a water heater.

Whatever brought you here, the question is the same: can you sell a house somebody else is living in?

Yes. You can sell a tenant-occupied property in Oklahoma, and you can usually do it without evicting anyone. What matters is which of the three paths you take — and knowing what Oklahoma law actually requires before you list, show, or sign anything.

The rule that surprises most landlords: the lease doesn't disappear when you sell

A lease is attached to the property, not to you. In Oklahoma, a fixed-term lease transfers to the new owner at closing. If your tenant has eight months left on a one-year lease, the buyer inherits that tenant and those eight months.

Month-to-month is different. Under the Oklahoma Residential Landlord and Tenant Act, either side can end a month-to-month tenancy with at least 30 days' written notice — and you don't need a reason, as long as you aren't retaliating or discriminating. The notice has to be delivered properly: posted at the property and mailed to the tenant.

One local wrinkle: Tulsa has stricter rules than the state baseline, including a longer notice period when the termination is tied to a sale. If your rental is in Tulsa, check the city ordinance or ask a local attorney before you send anything.

You can't just walk buyers through whenever you want

Oklahoma requires at least 24 hours' written notice before entering a tenant-occupied unit for anything non-emergency — and showing the house to a buyer counts. The notice should state the date, the time window, and the reason.

This is the piece that quietly wrecks traditional listings of occupied rentals. A house that needs 24 hours' notice for every showing, with a tenant who has no reason to make the place look good, does not show well. Agents know it. Buyers feel it. Offers come in low, or they don't come in at all.

The security deposit isn't yours to keep

At closing, the deposit gets assigned to the new owner along with the lease, and the tenant should get written notice of who's holding it now and where. Oklahoma also requires deposits be returned within 45 days of a tenancy ending. Don't leave this loose — it's one of the most common sources of post-closing arguments.

Your three real options

1. Wait it out, then sell empty. If the lease ends in two months and the tenant is decent, this is often the highest-dollar move. An empty, clean house sells to regular retail buyers at retail prices. The cost is time, and the risk is that the tenant leaves the place in worse shape than you expect.

2. List it with the tenant in place. This works when the tenant is cooperative and the numbers are strong — a good tenant paying market rent is genuinely an asset to an investor buyer. But you've just narrowed your buyer pool to investors, and investors don't pay retail. You'll also be juggling 24-hour notice for every single showing.

3. Sell as-is to a cash buyer, tenant included. No showings, no parade of strangers through your tenant's living room, no cleanout. The buyer takes the property with the lease attached. You trade some price for the fact that nothing has to be perfect and nobody has to move.

When each one actually wins

Be honest with yourself about the property.

If the house is in good shape, the tenant pays on time, and you can afford to wait — list it. You will almost certainly net more, even after commissions. We'll say that plainly, because it's true more often than cash buyers like to admit.

If the tenant is behind, the house needs work, or the lease has months to run and you need out of the landlord business now — a cash sale usually wins on the number that actually matters: what's left after holding costs, repairs, vacancy, and, in the worst case, an eviction that drags on for months.

What to gather before you talk to anybody

• A copy of the lease, plus any amendments

• The rent roll and payment history

• The security deposit amount and where it's held

• A tenant estoppel certificate — a short signed statement from the tenant confirming the rent, deposit, and term. Buyers ask for it, and having it ready makes you look organized and speeds up closing.

Selling a tenant-occupied house in the OKC metro

We buy houses with tenants in them across Oklahoma City, Edmond, Moore, Norman, Yukon, and Midwest City. Occupied is fine. Behind on rent is fine. A lease with a year left on it is fine. We'll read the lease, make an offer on the property as it sits, and close on your timeline.

And if listing is genuinely the better move for your situation, we'll tell you that too.

Call or text (405) 309-1700, or get a free, no-obligation cash offer at speedysalehomes.com. No fees, no repairs, no showings — and no eviction required.