Done being a landlord? Here's your exit checklist.

5 steps, locked

• ✓1.Know what it's worth as-is — before you fix a thing.Don't sink money into repairs first; as-is buyers don't pay you back for them. Get a real number based on today's condition and actual comps — not a "70% minus repairs" lowball formula. You built this equity. Know what it is before anyone makes you an offer.
• ✓2.You don't have to evict anyone.In Virginia the lease transfers with the sale — you can sell with the tenant in place. No eviction, no waiting for them to move, no make-ready. A month-to-month or soon-expiring lease gives you even more flexibility. Whoever buys it inherits the tenant, not you.
• ✓3.Sell as-is — skip the repairs, turnovers, and cleanout.The 1 AM calls, the deferred maintenance, the last tenant's mess — none of it is yours to fix. A direct buyer reviews the condition before making an offer. No showings, no contractors, no coordinating a turnover.
• ✓4.Understand the tax hit before you sell.Two taxes catch landlords off guard: capital gains and depreciation recapture. They're real — but a 1031 exchange or an installment sale can defer them, and timing matters. Ask your CPA before you sign anything, so the number you actually walk away with is the real one. (General info, not tax advice.)
• ✓5.Get a fair cash offer — and the math behind it.Ask for a written cash offer and the costs used to calculate it. Compare selling with keeping the rental or discussing refinancing with your lender. Choose an agreed closing date once title is clear.