Selling a 2 to 4 Unit Building in DuPage, Will or Kendall County

Yes. We buy 2 to 4 unit buildings as-is, with or without tenants in place. Leases, security deposits and lead paint paperwork come with the building, so it helps to know how they work before you sell.

Last reviewed: October 2026, by Brad Esposito

Get My Cash Offer or call/text (331) 422-3828

A brick two-flat building — A two-flat building (illustrative)

Get Your No-Obligation Cash Offer

Fill out the Form

To contact us, fill out the form below and we’ll get back to you within 2 hours.

Name

Property Address

Email *

Phone *

I consent to receive non-marketing text messages from Family Property Buyers about my request to be contacted about selling my property. Message frequency may vary, message & data rates may apply. Text HELP for assistance, reply STOP to opt out.

See our Privacy Policy and Terms of Service.

Who's writing this guide?

I’m Brad Esposito with Family Property Buyers in St. Charles. If you own a two-flat, three-flat or fourplex and you’re done being a landlord, here’s what usually matters when you sell, in plain terms. I buy small multi-unit buildings directly from owners, in any condition. You get a written cash offer within 24 hours of our first visit or meeting, and we close on your timeline.

Which question brought you here?

Do you buy 2 to 4 unit buildings?
Can I sell my building with tenants in it?
Who is responsible for tenant security deposits after a sale?
Do I need a lead paint disclosure to sell a building?
How fast can I get an offer?

Can I sell a building with tenants still living there?

Usually, yes. A sale generally doesn’t end existing leases on its own; the buyer typically takes the building subject to them. What your leases say about a sale, notice and showings matters, so read them and talk to an Illinois attorney before you give tenants any notice or sign a contract.

What happens to my tenants’ security deposits?

Illinois law has rules about how tenant security deposits are handled when a rental building is sold. Ask your attorney how they apply to your sale. In practice, deposits are usually credited to the buyer at closing, so keep a clear list of each unit’s deposit and any prepaid rent.

Do the deposit return and interest rules apply to small buildings?

Some don’t. The Illinois Attorney General’s landlord and tenant guide explains that the deposit interest rule applies to buildings or complexes with at least 25 units, and the full-return timeline it describes applies to buildings with five or more units. Many 2 to 4 unit owners fall under neither, but local ordinances can add rules, so confirm with an Illinois attorney.

Do I need a lead paint disclosure?

If the building was built before 1978, federal rules generally require it. The EPA’s lead disclosure page says sellers and landlords of pre-1978 housing must disclose known lead-based paint and hazards, give buyers and renters the related records and an EPA pamphlet, and include the required disclosure language in the contract or lease. Buyers usually get an opportunity to test for lead.

Which county offices handle the taxes and deed?

In DuPage, the DuPage County Treasurer collects taxes and the Recorder’s FAQ covers recording. In Will, it’s the Will County Treasurer and Recorder. In Kendall, see the Treasurer’s paying taxes page and the County Clerk & Recorder. Your town may also have its own transfer stamp or final water reading; our town pages cover several of these.

What should I gather before talking to a buyer?

A rent roll (unit, rent, lease end date, deposit held), copies of the leases, recent utility bills if you pay any of them, your latest tax bill, and any open village notices or permits. If something is missing, that’s fine. Bring what you have, and we can work through the rest together.

Should I sell to you or list with an agent?

Here’s an honest comparison:

Listing usually wins when the house is in good shape, you have time, and you want the highest possible price.
Selling to us may fit when the house needs work you don’t want to do, you’re behind on payments, or you need a set closing date.
Costs. Selling directly to us means you don’t list with an agent, and we can often cover closing costs. We explain every cost up front, before you sign anything.

If listing is the better choice for your house, I’ll tell you.

What if selling is the cleaner path?

You don’t have to fix anything first.

We buy as-is: no showings, no repairs needed. Selling directly to us means you don’t list with an agent.

We can often cover closing costs. We explain every cost up front, before you sign anything.

How do you check out any cash buyer before you sign?

Get the offer in writing. It should show the price and who pays which costs.
Read the whole contract. Ask about any line you don’t understand before you sign.
Have your own attorney. An Illinois real estate attorney can review the contract for you.
Check that the business is registered. You can look it up on the Illinois Secretary of State business search.
Don’t pay upfront fees. You shouldn’t have to pay anyone just to sell your house.
Ask about your right to cancel. Illinois law gives owners behind on a mortgage or taxes extra protections in some sales. An attorney can tell you what applies to you.

This is general information, not legal advice. Talk to an Illinois attorney about your situation.

What happens if you reach out to us?

Tell me about the house. Use the form, call or text (331) 422-3828, or email [email protected].
We look at the house together, in person or by phone.
You get a written cash offer within 24 hours of our first visit or meeting. There’s no obligation. Show it to your attorney or family before you decide.
If you say yes, we close on your timeline.