--- title: "Sell a Rental with Problem Tenants or Squatters | Virginia & Maryland | Miguel Shaban" description: "Dealing with problem tenants, eviction in progress, or squatters in Virginia or Maryland? I buy tenant, occupied properties for cash. No waiting. Miguel Shaban." url: "https://miguelshaban.com/problem-tenants.html" last_updated: 2026-05-06 --- # Problem Tenants or Squatters? *I Buy It Anyway.* **Problem Tenants** Eviction in progress, non, paying tenants, or occupants who won't leave, I buy properties with occupancy issues throughout Virginia and Maryland. --- This is one of the most exhausting situations a property owner can be in. You've got a tenant who stopped paying six months ago, or a family member's friend who never signed a lease and won't leave, or someone who moved in after a sublease you didn't authorize. The eviction courts are backed up. The property is being damaged. Every month you hold this property is costing you money and stress. I buy properties with active occupancy issues in Virginia and Maryland. That includes non, paying tenants, evictions in progress, unlawful occupants, and squatter situations. I'm not the right buyer for every one of these, the specifics matter, but I've purchased enough occupied problem properties to have a clear picture of what's workable. ## How This Works When I buy a property with an occupancy problem, I take on the responsibility of resolving that problem after closing. That might mean continuing the eviction process in my name, negotiating a cash, for, keys agreement with the occupant, or working through the legal process for unlawful occupants. The mechanism of resolution transfers to me, you're no longer the one managing it. Virginia's eviction laws and Maryland's landlord, tenant laws create specific procedures that affect the timeline. Virginia's courts have generally moved toward faster processing in recent years. Maryland has stronger tenant protections that can extend timelines. I understand both frameworks and factor the resolution timeline and cost into my offer. This is not the same as the tired, landlord situation, where a landlord is simply burned out on managing rentals. This page is for the active crisis: the tenant who is there and shouldn't be, or who is there under circumstances that have become untenable. If that's your situation, fill out the form and I'll call you today. Tell me what's happening and I'll give you an honest assessment of whether I can help. --- ## Frequently Asked Questions **Can you buy my property if an eviction is already in progress?** In many cases, yes. The eviction proceeding transfers to me as the new owner, and I continue it in my name. The specifics depend on where in the process you are and what jurisdiction the property is in. Reach out and tell me the situation, I'll tell you straight whether it's workable. **What about squatters or unlawful occupants?** Unlawful occupancy situations require a specific legal process, you can't simply remove someone, even if they have no legal right to be there. I've navigated these situations in Virginia and Maryland. My offer factors in the cost and time to resolve the occupancy, and I take that responsibility over after closing. **Will you buy a property where the tenant is paying but I want to exit?** That's a different situation, see my Tired Landlord page. Problem tenants specifically is about active non, payment, eviction, or unlawful occupancy. If your tenant is paying and you just want to sell, that's a more straightforward situation and my offer process is the same. **How fast can you close when there's an occupancy issue?** The closing itself can happen in about 14 days. The occupancy resolution happens after closing on my timeline. So you sell, get your cash, and I handle the problem. That's the clean break you're looking for. --- ## Service Areas - [Northern Virginia](northern-virginia.html) (Fairfax, Arlington, Alexandria, Loudoun, Prince William) - [Richmond Metro](richmond-va.html) - [Hampton Roads](hampton-roads-va.html) - [Roanoke](roanoke-va.html) - [Lynchburg](lynchburg-va.html) - [Maryland](maryland.html) (Montgomery, PG, Howard, Anne Arundel, Frederick, Baltimore, Charles, Carroll, Harford) ## Situations I Buy In - [Foreclosure](foreclosure.html) · [Behind on Payments](behind-on-payments.html) · [Bankruptcy](bankruptcy.html) - [Inherited Property](inherited-property.html) · [Probate Sale](probate-sale.html) · [Divorce](divorce.html) - [Tired Landlord](tired-landlord.html) · [Problem Tenants](problem-tenants.html) · [Vacant House](vacant-house.html) - [Job Relocation](job-relocation.html) · [Downsizing](downsizing.html) · [Expired Listing](expired-listing.html) - [Major Repairs](major-repairs.html) · [Fire/Water Damage](fire-water-damage.html) · [Mold/Asbestos](mold-asbestos.html) - [Code Violations](code-violations.html) · [Hoarder House](hoarder-house.html) --- *Written by Miguel Shaban, Real Estate Investor at Nobu Holdings LLC. Updated 2026-05-06.* *Contact: [Instagram](https://instagram.com/miguelshabanflips) · [Nobu Instagram](https://instagram.com/nobuholdings) · [miguelshaban.com](https://miguelshaban.com/)*