Tired of being a landlord

Done being a landlord. Here's the clean exit.

If you bought a Wichita starter home in your 20s, moved away, and reluctantly turned it into a rental — you don't have to wait out one more lease cycle. This page walks the math: what you'd net selling now (with the tenant in place if you want), vs. another 12 months of carry costs, PM fees, and the eventual turn.

Sound familiar?

Property cash-flows negative or barely breaks even after PM, HOA, repairs
You're managing it from another state and tired of the 11 PM 'water heater' texts
Lease is up soon and you don't want to deal with another turn + 30-day vacancy
Equity is real but locked up — and the tax bill from a regular sale scares you
You'd sell tomorrow if you didn't have to evict or wait out a vacancy

Three exits — without the eviction-or-vacancy gap

Option 1

Cash sale with tenant in place

We buy with the tenant in place. No eviction, no vacancy. Close in 14 days.

Cost

$0 prep, lower net

Best for: You want this off the books before the next problem call. Tenant is paying, just not enough.

Option 2

Wait for lease end, then list as-is

Let the lease run out, then list as-is MLS. One vacancy month.

Cost

1 month of vacancy + ~7–8% fees

Best for: Lease ends in <60 days and the unit shows well. Worth ~6–10% more than cash.

Option 3

1031 exchange into a different asset

Defer capital gains by rolling into a different investment property.

Cost

QI fees + new property prep

Best for: You want to stay invested but in something less hands-on (DST, syndication, different market).

Plain math: sell now vs. 12 more months of carry

The decision is not "max sale price" — it's sale net check vs. what 12 more months of holding actually costs you. For a typical Wichita single-family rental:

Monthly bleed (PM fee + HOA + maintenance reserve + opportunity cost of equity): ~$600–$900/mo for a $200–280k property.
Likely turn cost when this tenant moves (paint, carpet, deferred repairs, 30-day vacancy): $4,000–$8,000.
Cash sale with tenant in place: ~75–82% of market value, no commissions, no turn cost, closes in 2 weeks.
Sell after lease + light prep: ~88–94% of market, ~7–8% fees, 60–90 days from lease end.

If your monthly bleed is $700 and your turn cost is $5,000, holding one more year costs you roughly $13,400. That's often more than the gap between a cash offer and a listing sale.

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Estimates and ranges on this page are educated guesses based on local data and the inputs you provide. They are not appraisals or contractor bids. Real outcomes vary.