Done Being aLandlord?
Sell your rental property with tenants in place. Skip the $8K-$35K eviction nightmare. Cash in hand in 7-14 days.
Buying rental properties in Lehigh Valley, PA:
InterNACHI Certified
Inspector-Owned Business
"I've bought from landlords with tenants who haven't paid in months. Your tenant becomes my tenant."
— Mike Sup, Owner & Inspector
You've Had Enough
These are real words from Lehigh Valley landlords who called us:
"Toilet clogged at 2am. Heater broke on Christmas. I'm always on call."
"Rent doesn't cover mortgage + taxes + insurance + repairs anymore."
"Excuses every month. 'Check's in the mail.' Collections are exhausting."
"HVAC, roof, plumbing - something's always breaking and it adds up fast."
Mike Sup
Owner & InterNACHI Inspector
Late-night calls. Chasing rent. Endless repairs. Being a landlord was supposed to be passive income. It's not.
I've bought from landlords who haven't had a full night's sleep in years. Properties with non-paying tenants, code violations, 15 years of deferred maintenance — I've seen it all.
You can walk away. Let me show you how.
Free, confidential consultation
Evicting Costs $8,000 - $35,000+
Many landlords think they need to evict before selling. Here's what that actually costs in Pennsylvania:
Attorney Fees
Contested evictions cost more
$500 - $2,500
Court Filing
Varies by county
$100 - $300
Lost Rent
3-6 months typical
$3,000 - $12,000
Property Damage
Angry tenants often retaliate
$2,000 - $15,000
Turnover/Make-Ready
Cleaning, painting, repairs
$2,500 - $5,000
TOTAL EVICTION COST
$8,000 - $35,000+
OR: Sell to us with tenants in place
$0 Eviction Cost
We take over the tenant. You get cash. Done in 7-14 days.
Your Exit Strategy
Get out of the landlord business. We handle everything.
Saved in Eviction Costs
We buy with tenants in place. Skip the attorney fees, lost rent, and property damage.
Close in 7-14 Days
Fast exit strategy. No waiting for bank approvals.
Any Condition
Deferred maintenance? We've seen it all. No repairs needed.
100% Confidential
Your tenants won't know until you're ready to tell them.
Inspector-Owned Business
Fair offers based on real inspection data — Mike is InterNACHI certified.
Three Paths. One Clear Winner.
Let's be honest about what each choice means for you.
Evict & List
"If you have 6-12 months to spare..."
Keep Struggling
DON'T DO THIS
You didn't get into real estate for this.
Sell to ABE
Cash in hand. Tenants handled. Done.
From Call to Cash in Hand
Three steps. Two weeks. Your freedom.
Tell Us Your Situation
Property details, tenant situation, what's driving you to sell. We'll give you honest feedback about your options.
"I was dreading another eviction. Mike said 'we'll take her with the property.' Such relief."
Property Evaluation
Mike visits (he's InterNACHI certified). We evaluate with tenant in place - no need to schedule around moveout.
"Property had 15 years of deferred maintenance. Mike didn't even blink."
Get Your Cash Offer
Written offer within 24 hours. We show our math. If it doesn't work for you, no hard feelings.
"15 years as a landlord, done in 12 days. Should have called sooner."
Tell Us Your Situation
Property details, tenant situation, what's driving you to sell. We'll give you honest feedback about your options.
"I was dreading another eviction. Mike said 'we'll take her with the property.' Such relief."
— Richard T., AllentownProperty Evaluation
Mike visits (he's InterNACHI certified). We evaluate with tenant in place - no need to schedule around moveout.
"Property had 15 years of deferred maintenance. Mike didn't even blink."
— Diane P., BethlehemGet Your Cash Offer
Written offer within 24 hours. We show our math. If it doesn't work for you, no hard feelings.
"15 years as a landlord, done in 12 days. Should have called sooner."
— Marcus J., EastonReady to exit?
Most closings happen in under 2 weeks.
Other Buyers Guess. We Know.
Mike is a certified home inspector. That's why our offers are fair — they're based on facts, not lowball tactics.
Certified Professional
This certifies that
Mike Sup
Owner, We Buy ABE
Is a member of
InterNACHI®
International Association of
Certified Home Inspectors
15+
Years Experience
500+
Inspections Done
- Guess at repair costs
- Lowball occupied properties
- Surprise you at closing
- No credentials to show
- Real inspection data
- Fair offers on rentals
- Offer = Final check
- InterNACHI certified
Why This Matters for Landlords
Accurate Tenant Valuations
We know how to value occupied properties. No panic discounts.
Transparent Math
We show you exactly how we calculated the offer. No surprises.
Fair Even With Tenants
Other buyers avoid occupied rentals. We specialize in them.
Your Questions, Answered
Real answers about selling rental properties with tenants in place.
Do you really buy with tenants still in the property?
Yes! That's our specialty. We buy rental properties with tenants in place — whether they're paying, behind on rent, or you're mid-eviction. We take over the tenant relationship so you don't have to.
Call Now: (484) 895-1353Mike Sup
Owner & Inspector
Don't see your question? I answer every call personally. No call centers, no runaround.
2What happens to my tenants after you buy?
What happens to my tenants after you buy?
We become their new landlord. If they're good tenants, we keep them. If not, we handle the eviction ourselves. Either way, it's not your problem anymore. We don't displace good tenants - that's not how we operate.
3How do you make an offer if you can't fully inspect with tenants there?
How do you make an offer if you can't fully inspect with tenants there?
Mike is InterNACHI certified. He's inspected hundreds of occupied properties. We do a walkthrough (usually under 30 minutes), and Mike knows exactly what to look for. We factor in typical wear and tenant situations into our offers. No surprises after closing.
4Do you buy multi-family properties?
Do you buy multi-family properties?
Yes, we buy single-family rentals, duplexes, triplexes, and small multi-family buildings. One tenant or ten tenants, one unit or multiple - we can make an offer on any rental property in Lehigh Valley.
5What if my property needs major repairs?
What if my property needs major repairs?
We buy rentals in any condition. Deferred maintenance, code violations, outdated systems - it doesn't matter. Our owner Mike is InterNACHI certified, so we accurately assess repair costs. You won't get lowballed because we're guessing at the work needed.
Multi-family specialist. We buy duplexes, triplexes, and small apartment buildings — even with multiple tenants.
Find Your Neighborhood
Click any county to explore • 36+ communities across 6 counties
Don't see your city on the map?
We likely still cover it. Send us your address for instant confirmation.
Ready to Walk Away?
Take the first step. We respond within 24 hours.
We Take Your Tenants
No eviction required
Paying or not paying, good tenants or bad — we buy the property with tenants in place. You walk away clean.
¿Hablas Español?
Ayudamos a propietarios. Llámanos.
Mike's Promise
Owner & InterNACHI Inspector
"I know what it's like to be a tired landlord. I'll give you a fair offer and handle your tenants — that's a promise."
Get Your Cash Offer
Tenants included • No obligation
The Cost of Waiting
Every Day You WaitCosts You Money
Taxes, utilities, insurance, maintenance — your vacant or distressed property costs $0-$0/day to hold. Let's stop the bleeding.
Daily holding costs add up fast:
"Mike offered $185,000 and closed in 9 days. I was facing foreclosure and would have lost everything without him."
— Robert M., Easton
Talk to Mike
Owner & Certified Inspector
(484) 895-1353
Offers typically within 24-48 hours