What if my tenant is on a month-to-month lease?

Same deal. The tenancy transfers to us at closing. If the lease is month-to-month, we evaluate whether to keep them on or give notice based on the property plan.

What if my tenant is behind on rent?

Tell us. We have bought rentals with arrears. The seller's arrears are not our concern; you collect what is owed up to closing and we take the property forward.

Can you buy if there is an eviction in progress?

Possibly. We need to see the court paperwork. Mid-eviction conveyances are doable in Idaho but the title company will want documentation.

Will the tenant find out we are selling?

Idaho law requires landlords to give written notice when title transfers, and we will need to coordinate with the tenant for the inspection. So yes — but we approach it professionally and avoid drama.

Are you a wholesaler?

No. We close on the property in our own name. We are not assigning the contract to another investor.

Am I represented by an agent in this transaction?

No. Back Forty Real Estate is a licensed Idaho brokerage purchasing this property for our own account. You are not represented by a real estate agent in this transaction. We recommend you have your own attorney review any offer.

How is the offer calculated for a rental?

Cap rate of the local market, comparable rental sales, the condition of the property, and the cost of any deferred maintenance. We send a written offer within 48 business hours.

I have a small multi-family — duplex or triplex. Do you buy those?

Yes, for properties under five units. Anything larger we evaluate case-by-case.

For sellers

Sell a Rental Property in North Idaho

Done managing the rental? We can take it off your hands — tenant in place is fine.

Back Forty Real Estate is a licensed Idaho real estate brokerage (Idaho License #LC51038) purchasing your property for our own account as a principal. We are not acting as your real estate agent, and you are not represented by a real estate agent in this transaction. We recommend you have your own attorney review any offer before you sign.

Tenant in place is fine — we honor the existing lease.
No need to evict before selling.
No showings, no open houses, no tenant turnover disruption.
You stop being responsible the day we close.

Get a cash offer on your home

Back Forty Real Estate and SOS House Partners share common ownership and operate together as the buying entity for cash purchases. To start your offer, you'll complete a short intake form on the SOS House Partners site — then we'll be in touch about your home.

Affiliated business arrangement disclosure

Back Forty Real Estate (Back Forty Real Estate Investments LLC, Idaho License #LC51038) and SOS House Partners are under common ownership — both are owned by Cole Turnbull, the principal broker. Because of this relationship, Back Forty Real Estate may refer your inquiry to SOS House Partners, and information you submit here will be shared with SOS House Partners to prepare your cash offer. There is no cost or fee to you for this referral or for receiving a cash offer; we do not charge you to make you an offer or to purchase your property. You are not required to use SOS House Partners or Back Forty Real Estate, and you are free to seek other buyers or list your property on the open market.

Landlording is a job. At some point the late-night plumbing calls, the eviction risk, and the rising property taxes outweigh the rent check. We buy rentals in Kootenai and Bonner counties — single-family rentals, small multi-family, condo rentals in straightforward HOAs.

Back Forty Real Estate is a licensed Idaho brokerage that buys directly. We can take a property with a tenant in place (the lease transfers), with a vacancy, or with a problem tenant you have been documenting for months. Tell us where it actually stands; we will price accordingly.

How it works

1
Tell us about it
Send the address and a rough description. Photos help but aren't required. The form takes about 90 seconds.
2
We send a cash offer
Within 48 business hours we email a written cash offer based on recent local comparables and the condition you described.
3
You close — when you're ready
Title work runs through a local company. Typical close is 7–14 days depending on title and any liens. You pick the closing date.

What we buy

Single-family homes in any condition — turnkey to gut-job.
Inherited properties, tired rentals, fixer-uppers.
Coeur d'Alene, Hayden, Post Falls, Rathdrum, Sandpoint and nearby.
Manufactured homes on owned land — case-by-case.
We typically pass on: HOA-restricted condos in active disputes, and active short-sale escrows.

See the full buying criteria →

Want a cash offer for this situation?

Send the address or parcel number — written cash offer within 48 business hours, no obligation.

Get a cash offer →Call (208) 660-6079 →

Where we work

Our office is in Coeur d'Alene, Idaho. We buy across 8 towns in Kootenai and Bonner counties — Coeur d'Alene to Sandpoint, Post Falls to Athol, and every back road in between.

Back Forty Real Estate Investments LLC
720 E. Lakeside Ave
Coeur d'Alene, ID 83814
(208) 660-6079

Coeur d'Alene, Kootenai Co.
Post Falls, Kootenai Co.
Hayden, Kootenai Co.
Rathdrum, Kootenai Co.
Sandpoint, Bonner Co.
Athol, Kootenai Co.
Spirit Lake, Kootenai Co.
Bayview, Kootenai Co.

Frequently asked questions

What if my tenant is on a month-to-month lease?: Same deal. The tenancy transfers to us at closing. If the lease is month-to-month, we evaluate whether to keep them on or give notice based on the property plan.
What if my tenant is behind on rent?: Tell us. We have bought rentals with arrears. The seller's arrears are not our concern; you collect what is owed up to closing and we take the property forward.
Can you buy if there is an eviction in progress?: Possibly. We need to see the court paperwork. Mid-eviction conveyances are doable in Idaho but the title company will want documentation.
Will the tenant find out we are selling?: Idaho law requires landlords to give written notice when title transfers, and we will need to coordinate with the tenant for the inspection. So yes — but we approach it professionally and avoid drama.
Are you a wholesaler?: No. We close on the property in our own name. We are not assigning the contract to another investor.
Am I represented by an agent in this transaction?: No. Back Forty Real Estate is a licensed Idaho brokerage purchasing this property for our own account. You are not represented by a real estate agent in this transaction. We recommend you have your own attorney review any offer.
How is the offer calculated for a rental?: Cap rate of the local market, comparable rental sales, the condition of the property, and the cost of any deferred maintenance. We send a written offer within 48 business hours.
I have a small multi-family — duplex or triplex. Do you buy those?: Yes, for properties under five units. Anything larger we evaluate case-by-case.

Ready to talk about your specific property?

Send the address. We'll send a written cash offer within 48 business hours.

Get a cash offer →More on selling a home →Call (208) 660-6079 →