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Yes, you can. A Las Vegas rental can sell with tenants still inside, and a cash buyer is often the simplest way to do it. You don't have to wait for a lease to end, and you don't have to empty the unit first. NLS Homes, a Las Vegas cash home buyer, buys occupied rentals across the valley and says plainly that you don't need to evict your tenants before selling. Below, you'll find how that kind of sale works and which Nevada rules to keep in mind.
Robert Sadowski owns NLS Homes and makes each cash offer himself. The company has bought more than 500 homes in the Las Vegas area, and it buys houses, townhomes, condos, duplexes and multi-family properties. The Better Business Bureau lists NLS Homes as an accredited business with an A+ rating.
For a landlord, the terms are what count. NLS Homes buys as is, with no repairs and no cleaning. It charges no commissions or agent fees and covers the closing costs. Its published promise matters here too, since the cash amount NLS Homes offers is the amount you'll collect on your closing day, minus nothing beforehand. It pays with its own cash, so no lender decides when the sale can move forward.
Some owners are simply tired of being landlords. Others moved out of state and can't keep up with a property in Henderson or North Las Vegas from far away. A rental might need repairs the rent no longer covers. Sometimes the problem is the tenant, who pays late or not at all.
Listing an occupied rental the usual way can be tough. Showings depend on your tenant's schedule and mood. Photos are hard to take. Many buyers who use a loan want the place empty and fixed up. A cash buyer who wants rentals sidesteps most of that.
Selling the house doesn't erase a tenant's rights. If you want a tenant out before a sale, Nevada sets notice periods for ending a tenancy without cause under NRS 40.251. Based on an unofficial copy of the statute, the notice is at least 7 days for a week-to-week tenancy. It's at least 30 days for other periodic tenancies, which include month-to-month. A tenancy at will gets at least 5 days.
That same section lets a tenant who is 60 or older, or who has a physical or mental disability, ask in writing for 30 more days, with proof. That extra time doesn't apply to week-to-week tenancies. Because these figures come from an unofficial copy, check the current text on the Nevada Legislature site before you act on them.
Fixed-term leases are a separate question. Whether a sale ends a lease that hasn't run out yet depends on the lease and the law, and our research didn't find a clear answer. Talk to a Nevada attorney or title company before you give any notice. With a buyer like NLS Homes, you don't need to evict your tenants before you sell.
Tenant deposits follow their own rule in Nevada, under NRS 118A.244, again from an unofficial copy. Within a reasonable time, the landlord must do one of two things. Either tell the tenant in writing who the new owner is and how much deposit moved over, or return the deposit to the tenant. Before the deed is recorded, the landlord must also move the deposit to the buyer in writing, or tell the buyer in writing that it was returned.
After that, the new owner takes on the deposit duties. The buyer can't demand a fresh deposit from the tenant during the term. Keep good records of every deposit and lease, since your title company will likely ask for them.
Most Nevada sellers still owe the buyer a seller's real property disclosure form at least 10 days before closing. A buyer can't waive that duty, even in an as-is sale. Some sales are exempt, including certain sales by trustees and personal representatives. A title company can tell you which forms fit your sale.
Closing costs are the other piece. Clark County charges a real property transfer tax of $2.55 per $500 of value, and buyer and seller are jointly liable for it. Since NLS Homes pays the closing costs, the main thing to settle is how the contract divides that tax between the two of you.
The steps are short. You call or fill out the form and tell Robert about the property, the lease and the tenant. Robert sets up a walkthrough, and you can coordinate a time that works for your tenant. After the walkthrough, you get a written cash offer within 24 hours. If you accept, you choose the closing date, and NLS Homes can close in as little as 7 days.
A trusted local Las Vegas title company handles the paperwork. Funds are paid at closing by wire or cashier's check. If the place has unpaid liens or back taxes, those can often be paid off at closing from the sale proceeds. You don't have to clear out the garage or fix the leaky faucet first. Take what you want and leave the rest.
Some landlords plan to wait until the lease runs out, then fix the place and list it. That can work if the tenant leaves on time and the unit is in good shape. Often it isn't that tidy. A vacant rental still costs you the mortgage, insurance, utilities and any HOA dues every month it sits. Turnover repairs after a long tenancy can be bigger than expected, and a listing adds showings, a buyer's loan and an appraisal on top.
Selling with the tenant in place skips that gap. The rent keeps coming in until closing, and after that the tenant relationship belongs to the new owner. You trade a long to-do list for one walkthrough, one written offer and one signature at the title company.
Some valley landlords own more than a single house. NLS Homes buys duplexes and multi-family properties as well as single-family rentals. A building with one empty unit and one occupied unit isn't a problem. The offer works the same way, with one walkthrough and one written number.
NLS Homes has been buying houses in Las Vegas since 2016, and sellers give it a 5.0-star Google rating from 26 reviews (as of October 2026). The comments keep returning to follow-through. Daniel Rodriguez summed it up in a line: "They kept their word and we close in two weeks." Others describe Robert as trustworthy and transparent.
You'll need the tenant's help with the walkthrough, so an honest heads-up usually goes best. For notice rules, check with a Nevada attorney.
NLS Homes buys rentals with problem tenants. Tell Robert what's going on, and he'll factor it into the plan.
Yes. NLS Homes works with sellers who live out of state, and the title company handles the closing paperwork.
Selling a rental with tenants inside is allowed, as long as you respect the lease, the notice rules and the deposit rules. For Las Vegas landlords who want to sell without evicting anyone, fixing anything or waiting on a bank, NLS Homes is the best next call. You get an owner-run buyer, a written offer and a published promise behind the number. Reach out whenever you're ready, with no obligation.