Multi-Family. Cash. As-is. Anywhere in Florida.

You own a Florida duplex, triplex, or quadplex and you are done being a landlord. The tenants are paying half-rent, one of them is mid-eviction, the roof is from 2003, and the insurance just doubled. The retail listing path means a 90-day vacancy and a buyer's lender that will not touch a property with active evictions. We are not retail. We buy occupied, mid-eviction, mid-claim, mid-foreclosure. Cash offer in 24 hours, close in 7 to 14 days.

Why Sell Your Florida Multi-Family to Byron

• We close occupied — tenants stay, leases assign, deposits transfer
• We buy mid-eviction, mid-foreclosure, mid-insurance-claim
• We work with 1031 exchanges and qualified intermediaries
• 15 years, 500+ FL closings, BBB A+, 4.9 stars on 87+ Google reviews
• Cash, no lender, no appraisal, no inspection re-trade
• We pay back property taxes, code-enforcement liens, water bills, HOA dues at closing
• Close in as little as 7 days at any FL title company

How It Works for Florida Multi-Family

1. Tell us about the building and the rent roll. Units, beds/baths each, current rent per unit, lease end dates, deposit amounts, any vacancies, any evictions.
2. We tour and write your offer in 24 hours. We do not need every tenant to let us in — exterior tour and one interior is usually enough at offer stage.
3. You sign, we collect estoppels, we close. Tenant estoppel certificates and security-deposit reconciliation finalize before wire. Tenants get a written notice of new ownership within 30 days of closing.

What We Buy

Duplex (2-unit). Most common multi-family we close in FL. Side-by-side or up-and-down. Often the seller occupies one side and rents the other.

Triplex (3-unit). Common in older Tampa, St. Pete, Jacksonville, and West Palm neighborhoods. Often a 2/1 + 1/1 + 1/1 stack.

Quadplex / Fourplex (4-unit). Sweet spot for cap-rate investors — qualifies as residential under most lender rules but is a real income property. We close FL quadplexes regularly in Tampa, Orlando, Jacksonville, and Lakeland.

Small apartment (5–8 unit). We buy these as commercial. Different timeline (cap-rate-driven), different appraisal needs, but same fundamental flow — cash, occupied, no contingency.

Owner-occupied + rental units. Common — the owner lives in one unit and rents the others. Owner moves out at closing or stays as a tenant under a new lease (we have done both).

Tenant-in-Place Closes Are Our Specialty

Most cash-buyer pages glaze over the tenant question. We will not — because it is the single biggest reason a multi-family sits unsold on the open market.

Lease assignment (Fla. Stat. Ch. 83). Active leases survive the sale. The new landlord (us) inherits all rights and obligations. We do not need to re-sign tenants. Lease terms continue unchanged through expiration.

Security deposits (Fla. Stat. §83.49). Deposits are tenant property held in trust. At closing, seller funds the total deposit balance to title; title transfers to buyer; buyer issues a written notice to each tenant within 30 days identifying where deposits are now held. We provide the notice forms.

Prorated rent. Whatever rent the seller collected for the closing month gets prorated — buyer takes the days from closing forward, seller keeps the days before. Standard FAR/BAR Vacant Land and Commercial contract addenda handle this.

Tenant estoppel certificates. Each tenant signs a one-page certificate confirming: lease term, rent amount, deposit amount, last paid month, no side agreements, no disputes. Protects both sides. We provide the form.

Mid-eviction. We substitute in as plaintiff under §83.59 and finish the case in our name. We have done this many times. The tenant does not get a fresh slate because the property changed hands.

Holdover / month-to-month. If a tenant is past lease end and on month-to-month, the new owner can issue a 15-day notice to vacate (per §83.57(3)) effective end of next rental period. We handle this.

Florida Hooks for Multi-Family Sellers

Fla. Stat. Ch. 83 — Residential Landlord-Tenant Act. Governs leases, deposits, evictions, notices. Read this if you have rentals. We follow it on every closing.

§83.49 — security deposit handling. Specifies escrow, interest (rare in FL), and notice within 30 days of move-in (and on transfer to new owner).

§83.56 / §83.59 — eviction grounds and procedure. 3-day notice for non-payment, 7-day notice for cure/no-cure violations, eviction filed in county court.

§83.20–§83.22 — eviction for cause/no-cause on tenancies at will (oral / month-to-month).

§689.261 — homestead disclosure. Applies if any unit was the seller's homestead — buyer cannot rely on seller's tax bill, reassessment is coming.

§201.02 — doc stamps on deed. $0.70 per $100 of consideration (Miami-Dade $0.60 + surtax). Customarily seller-paid.

§627.7152 — AOB ban (post-Jan 1, 2023). Insurance assignment of benefits is void on residential policies post-2023. If you have an open hurricane claim, you cannot hand it to a roofer — you can sell to us with the claim assigned.

1031 Exchanges — How We Coordinate

Many of our multi-family sellers are exchanging into another property to defer capital gains. The IRS rules are tight:

• 45 days from your closing to identify up to 3 replacement properties (or more under the 200% rule)
• 180 days from your closing to close on the replacement
• A qualified intermediary must hold proceeds — money cannot touch your bank account

We close on whatever date your QI needs. We will close early to give you more identification window or late to align with your replacement closing. We have done both. Bring us in early so we can sequence around your timeline.

How We Underwrite a Florida Multi-Family

Cap rate is the language of multi-family. Here's how we run the numbers in the 24 hours between your call and your offer.

Gross scheduled rent. Sum of every unit's market rent (whether occupied or not). Vacant units get a market rent assigned based on comparable units in the building or neighborhood.

Less vacancy and credit loss. We use 5-10% in stable Florida markets, more if the property has heavy turnover or eviction history.

= Effective gross income.

Less operating expenses. Property tax (post-reassessment, NOT the seller's current bill — §689.261 disclosure applies), insurance, water/sewer (especially for non-RUBS-billed buildings), trash, common-area electric, lawn, pest, repairs and maintenance reserve, property management (8-10% even if you self-manage — that's the market labor cost).

= Net operating income (NOI).

Divided by cap rate. FL multi-family cap rates as of 2026: smaller stabilized duplex/triplex around 7-9%, quadplex around 7-9%, value-add (deferred maintenance, below-market rents, high vacancy) closer to 9-12%. Class C urban, beachfront, or hurricane-impacted buildings widen further.

= Investment value (the V in NOI/cap=V).

We then subtract repairs to bring the building stabilized, subtract closing costs, subtract our spread, and that's the cash offer.

We share this math with you. If you disagree on any input — rent levels, expenses, repair scope, cap rate — tell us and we reset. We are not a black-box buyer.

Florida Multi-Family Cities Where We Close Volume

• Tampa and St. Pete — heavy duplex/triplex stock in Seminole Heights, Old Northeast, Riverside Heights, Pinellas Park
• Jacksonville — Riverside, Springfield, Murray Hill quadplex stock; military PCS rentals near Mayport and NAS Jax
• Orlando — older duplex stock in Audubon Park, Conway, Pine Hills; Kissimmee short-term-rental conversions
• Miami-Dade and Broward — Allapattah, North Miami, Hialeah, Lauderhill, North Lauderdale duplex/triplex/quadplex stack
• Lakeland / Winter Haven / Lake Wales — central FL workforce duplex stock
• Pensacola / Panama City — Panhandle multi-family near military bases
• Daytona / Melbourne / Cocoa — Space Coast workforce rentals
• Gainesville / Tallahassee — university-rental duplexes and quadplexes
• Fort Myers / Cape Coral / Naples — post-Ian distressed multi-family

What Sets Byron Apart on Multi-Family

• We are not afraid of occupied buildings. We close them every month.
• We do not require seller to "deliver vacant" — the listing standard that kills most multi-family resales.
• We pay back property tax, code liens, water/sewer balances, and HOA at closing.
• Cap rate / NOI conversation up front — we tell you exactly how we underwrote your building so the number is not a black box.
• 951-331-3844 — real human, no offshore call center, no bot.

The ten Qs above cover the common ones. If yours is more specific — Section 8, RUBS billing, tenant litigation, condemnation, code orders — call 951-331-3844 and we will work it through on the phone.

When We Pass on a Multi-Family

We try to be straight with sellers. We pass when:

• The cap rate the seller wants is below market and there is no deferred-maintenance discount to absorb
• The building is in a flood zone with no flood insurance available and recent flood-claim history
• The rent roll is more than 50% below market AND tenants are protected long-term (rent control is rare in FL but municipal protections exist in some cities)
• The structural condition requires a tear-down and zoning does not support replacement density

In each of these we tell you on the phone within 10 minutes. Your time is worth more than a polite "we'll get back to you." If we cannot make a number work, we say so, and we are happy to refer you to a multi-family broker in your market.

Ready to Sell Your Florida Multi-Family?

You are tired of being a landlord. The 3 a.m. plumbing calls. The 60-day vacancies. The tenants who quit paying. The insurance renewal that doubled. The roof estimate that was a third of what you paid for the building. Done. Call 951-331-3844 or fill out the form on this page — units, rent roll, what is broken, any evictions or claims open. We will pull the records, run the cap rate, write you a real number in 24 hours, and close at the title company you pick in 7 to 14 days. Tenants stay. Leases assign. You walk.