Los Angeles has one of the most varied property landscapes in the country — century-old single-family homes next to fourplexes, small commercial strips sitting a block from mid-rise apartment buildings, hotels near the freeway interchanges, and older housing stock with permit histories that don’t always match what’s actually built on the lot. Selling any of these can get complicated fast, especially if the property doesn’t fit neatly into what a typical retail buyer or lender is looking for.
We buy a wide range of property types across Los Angeles, in a wide range of conditions. This page is meant to give you a clear, honest starting point: what we buy, what generally affects an offer, and where to go next for more detail specific to your property or situation.
The Quick Answer
- We buy single-family homes, duplexes, triplexes, fourplexes, apartment buildings, commercial buildings, and select hospitality properties across Los Angeles.
- Condition isn’t a barrier — we evaluate properties that are move-in ready as well as ones that need substantial repair, have code violations, fire or water damage, or unpermitted work.
- Occupancy isn’t a barrier either — we consider vacant, owner-occupied, and tenant-occupied properties, including ones with difficult tenant situations.
- We also work with owners in specific circumstances — foreclosure, inherited property, probate, and property tied up in liens or title issues.
- Not every property fits what we’re able to purchase, and we’ll tell you honestly if that’s the case for yours.
What We Buy in Los Angeles
Single-family homes. This includes homes in any condition — dated, move-in ready, vacant, occupied, or in need of significant repair. Los Angeles has a lot of older housing stock, and it’s common to run into deferred maintenance, outdated systems, or additions that were never permitted. We factor these details into how we evaluate a property rather than treating them as reasons to walk away.
Duplexes, triplexes, and fourplexes. Small multifamily property in Los Angeles often comes with its own complications — mixed occupancy, older lease terms, deferred maintenance across multiple units, or a mix of long-term and newer tenants. We evaluate these properties with that complexity in mind, including situations where one or more units is vacant or in foreclosure.
Apartment buildings. Larger multifamily properties involve their own considerations: rent rolls, lease terms, deferred capital improvements, and sometimes code enforcement issues tied to older buildings. We look at the building’s overall condition and occupancy picture as part of our evaluation.
Commercial property. This includes retail buildings, strip malls, mixed-use buildings, and other commercial real estate. Commercial property often comes with its own set of considerations — existing leases, zoning, and sometimes environmental factors — that we factor into how we evaluate and structure a purchase.
Hospitality properties. We also consider hotel and motel properties on a case-by-case basis, particularly ones facing operational, financial, or ownership transition challenges.
Properties in specific situations. Beyond property type, we regularly work with owners facing:
- Foreclosure or a recorded Notice of Default
- Inherited property, including probate situations
- Tenant-occupied property, including difficult tenant circumstances
- Code violations or unpermitted construction
- Fire or water damage
- Liens, title issues, or unresolved ownership questions
- Vacant or long-neglected property
If your situation doesn’t fit cleanly into any of these categories, that’s fine — tell us about it, and we’ll let you know honestly whether it’s something we can help with.
Why Property Type Changes How a Sale Works
A single-family home, a fourplex, and a strip mall aren’t sold the same way, even when the seller’s underlying goal — get out quickly, avoid repairs, avoid a long listing process — is the same. A few examples of how this plays out in Los Angeles:
- Single-family homes are usually the most straightforward to evaluate, but repair scope, permit history, and lot-specific zoning still matter more in Los Angeles than in newer-construction markets.
- Small multifamily property (2–4 units) often has to be evaluated unit by unit — occupancy, lease terms, and deferred maintenance can vary significantly between units in the same building.
- Larger apartment buildings require a closer look at the rent roll, existing leases, and any deferred capital repairs, since these affect both the building’s income and what it would take to bring it up to a marketable condition.
- Commercial buildings and strip malls often involve existing tenant leases, zoning considerations, and sometimes shared-space or common-area agreements that need to be understood before an offer can be structured.
- Hospitality properties involve operational factors — licensing, staffing, and revenue history — that don’t apply to residential or standard commercial property at all.
Because of these differences, we’ve built more detailed pages for several property types and situations, listed below, so you can go directly to the information most relevant to what you’re selling.
Property-Type and Situation Pages
- Commercial Property in Los Angeles — for retail, mixed-use, and other commercial buildings
- Strip Malls in Los Angeles — for small retail centers and multi-tenant commercial property
- Hotels and Hospitality Property in Los Angeles — for hotel, motel, and related hospitality real estate
- Duplexes and Small Multifamily Property in Los Angeles — for 2-unit and similar small multifamily buildings
- Fourplexes and Small Apartment Buildings in Los Angeles — for 3- and 4-unit properties
- 2-Unit Properties in Foreclosure in Los Angeles — for small multifamily property with a recorded Notice of Default
- Notice of Default in Los Angeles County — for a full explanation of the foreclosure process and your options
- We Buy Properties in Foreclosure in Los Angeles — for owners who’ve decided a direct sale is the right move
- Sell an Inherited Property in Los Angeles — for owners handling probate or inherited real estate
- Sell a Tenant-Occupied Property in Los Angeles — for owners with existing tenants or lease complications
(Note: several of these pages are planned but not yet published. Links will be added as each page goes live.)
How the Process Works, in General Terms
Regardless of property type, the general process looks like this:
- You tell us about the property — type, condition, occupancy, and your general timeline or situation.
- We review it — this may include recorded documents, lease information, photos, or a walkthrough, depending on the property type.
- We evaluate whether it fits what we’re able to purchase, and if so, prepare an offer based on the property’s condition, location, occupancy, and any liens or issues that need to be resolved.
- You review the offer without pressure. There’s no obligation to accept.
- If you move forward, we coordinate escrow, including anything related to existing loans, liens, tenants, or title issues specific to the property.
- We work out a closing timeline that fits your situation.
Each property-type page linked above goes into more specific detail about how this process differs for that particular type of property.
What Generally Affects an Offer
While the specifics vary by property type, the following factors commonly influence any offer:
- Location within Los Angeles and surrounding submarkets
- Property type, size, and lot or building square footage
- Current condition and scope of needed repairs
- Occupancy status and lease terms, where applicable
- Zoning and permitted use
- Recorded liens, judgments, or unpaid taxes
- Title condition and any ownership complications
- Recent comparable sales for similar property types in the area
- Estimated holding and transaction costs
Areas We Serve in and Around Los Angeles
We work with property owners throughout the city of Los Angeles and surrounding Los Angeles County communities, including areas such as Long Beach, Pasadena, Glendale, Burbank, Pomona, Inglewood, and Torrance, among others. Local knowledge matters here — older housing stock, permitting practices with the Los Angeles Department of Building and Safety, code enforcement patterns, and neighborhood-specific market conditions all affect how a property should be evaluated. As we publish dedicated pages for specific cities and submarkets, we’ll link to them from here.
Frequently Asked Questions
Do you only buy single-family homes, or other property types too? We buy a range of property types, including single-family homes, small multifamily buildings, larger apartment buildings, commercial property, and select hospitality properties.
Do you buy properties in poor condition? Yes. We evaluate properties in a wide range of conditions, including ones with significant deferred maintenance, code violations, or fire or water damage.
Do you buy occupied properties, including ones with tenants? Yes, in many cases. We factor existing occupancy and lease terms into how we evaluate and structure a purchase.
Do you buy properties in foreclosure? Yes. We work with owners at various stages of foreclosure, including properties with a recorded Notice of Default. Our Notice of Default in Los Angeles County guide covers this in more detail.
Do you buy commercial property or only residential? We buy both. Commercial properties, including retail and mixed-use buildings, are evaluated with their own set of considerations, such as existing leases and zoning.
Will every property get an offer? No. Not every property fits what we’re able to purchase, and we’ll tell you honestly if that’s the case rather than stringing out the conversation.
Do I have to accept an offer once I request one? No. Requesting an offer doesn’t obligate you to sell, and you’re welcome to compare it against other options.
What areas of Los Angeles do you serve? We work throughout the city of Los Angeles and surrounding Los Angeles County communities.
A Straightforward Next Step
Whether you have a single-family home, a small apartment building, a commercial property, or something that doesn’t fit neatly into a category, the fastest way to find out where you stand is to tell us about it. We’ll review it honestly and let you know what your options look like — including if we think another path would serve you better.
Tell Us About Your Property