How to Spot a Burned-Out Landlord Ready to Sell
If you're looking for your next real estate deal, don't just look for a distressed property. Look for a tired landlord.
A property doesn't necessarily have to look terrible for the owner to want out. Sometimes the real problem is the person who owns it.
Landlords deal with repairs, tenants, vacancies, evictions, property taxes, and the constant responsibility that comes with owning rental properties. Eventually, some of them decide they're simply ready to be done.
That's where I start looking for opportunities.
Quick Takeaways
Look for Landlords With Eviction Problems
One of the places I like looking for tired landlords is eviction court.
Think about what you're likely to find there: landlords dealing with tenants who aren't paying, properties creating problems, and owners who are already frustrated.
In some areas, eviction dockets are public records. You can research those records and identify property owners who have been dealing with evictions.
You can even go directly to eviction court, sit in, and identify landlords coming through the process.
Then you can approach them respectfully and start a conversation.
You don't need to immediately pitch them on selling. Instead, find out what they're dealing with.
A simple question can open the door:
"Do you have a property that's causing you a headache?"
If they do, you may have an opportunity to help solve that problem.
Find Owners Who Live Out of State
Another signal I look for is out-of-state ownership.
Owning a rental property is already work. Owning one in another state can create even more headaches.
You're not there when something breaks. You're not there when a tenant has an issue. You may have to rely on property managers, contractors, and other people to handle problems from hundreds or thousands of miles away.
That can eventually wear an owner down.
Instead of posting something generic like, "Who wants to sell me a property for cents on the dollar?" I would rather identify people who actually fit the profile.
For example, if you're in a Facebook group, ask whether anyone owns property in the area but lives out of state.
That can give you a much better list of potential sellers.
Once you identify them, reach out directly:
"Would you consider selling me one of your properties? Do you have a property that's causing you a headache?"
You're not just looking for a discount. You're looking for a problem you can solve.
Use Tax Records to Find Property Owners
Tax records are another simple but powerful tool.
If you're driving by a property and want to know who owns it, the property's tax records can often give you that information.
The speed at which records are updated can vary by county, but they're a useful starting point for identifying owners.
Once you know who owns the property, you can start researching the owner.
Do they own multiple properties?
Do they live somewhere else?
Have they owned the property for a long time?
Are they potentially dealing with tenants or other issues?
The goal isn't simply to collect names. It's to identify owners who have a reason to consider selling.
Look for Owners With Multiple Properties
I especially like finding landlords who own several properties.
Why?
Because managing one rental is one thing. Managing multiple rentals creates multiple opportunities for problems.
At some point, even successful landlords can become tired.
I've seen owners who were fixing properties, renting them out, dealing with tenants, and eventually deciding they were ready to sell the properties instead.
That's a tired landlord.
And when someone owns multiple properties and starts selling them, there may be an opportunity to work with them on more than one deal.
Real Estate Investors Solve Problems
This is the bigger lesson behind finding tired landlords.
Investors get paid because we help people solve their headaches.
A landlord may still own a property that has value. The property itself may not be distressed. But the owner may be tired of managing it.
Maybe they've dealt with an eviction.
Maybe they live out of state.
Maybe they're tired of repairs.
Maybe they're simply ready to stop being a landlord.
Those situations can create motivated sellers.
So when I'm looking for my next deal, I'm not only asking, "What properties are distressed?"
I'm also asking:
"Which owners are tired?"
That's where you can find opportunities that other investors may overlook.
Key Takeaways
- Look for tired landlords, not just distressed properties.
- Eviction records can help identify frustrated rental property owners.
- Out-of-state owners may have additional management headaches.
- Tax records can help you identify who owns a property.
- Landlords with multiple properties may eventually decide they're ready to sell.
- The best conversations start by identifying the owner's problem and offering a solution.
Frequently Asked Questions
What is a tired landlord?
A tired landlord is an owner who has become frustrated or overwhelmed by the responsibilities of managing rental properties and may be considering selling.
Where can I find tired landlords?
You can look at eviction records, tax records, out-of-state ownership, Facebook groups, and owners with multiple properties.
Why are eviction records useful for finding sellers?
Eviction activity can indicate that a landlord is dealing with tenant-related problems, which may create motivation to sell.
Why target out-of-state property owners?
Managing a property from another state can create additional challenges, making some owners more open to selling.
Can tax records help me find property owners?
Yes. Tax records can often help identify who owns a property, although how quickly records are updated varies by county.
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About Johnoson Crutchfield
Johnoson Crutchfield is a real estate investor, coach, and host of the Grab the Map podcast. He helps aspiring and active investors move beyond analysis paralysis and take the consistent actions required to close real estate deals.
Drawing from years of hands-on experience, Johnoson teaches practical, real-world strategies focused on finding opportunities, building relationships, securing funding, and making offers. His approach emphasizes weekly execution over endless education, helping investors create momentum through simple, repeatable actions.
As the leader of the Wealth and Real Estate community, Johnoson shares lessons from real transactions and real conversations with lenders, sellers, and investors. He is a strong advocate for local banking relationships, seller financing, and private lending as powerful tools for growing a real estate business.
Through coaching, content, and community, Johnoson has helped investors gain clarity, build confidence, and take meaningful steps toward closing their first—or next—deal.
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