Louisiana situation guide · Updated November 2026

Wholesaling Tired Landlord Properties in Louisiana

Wholesaling tired landlord properties in Louisiana means buying the contract rights to a rental from an owner who is done managing it, then assigning them to an investor. In Baton Rouge, LSU-area duplexes and north parish rentals are common examples. Act 807 of 2026 (reported as effective August 1, 2026; confirm on legis.la.gov) sets the written steps, and our tenant-occupied guide covers the tenant side.

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The short answer

Can you wholesale a landlord’s rental in Baton Rouge?

Yes. In Louisiana, you can assign a Baton Rouge landlord’s purchase contract if you meet Act 807 of 2026 (R.S. 37:1448.5). That means written disclosure of your plan to assign for more, a recommendation to get legal advice, and a five-day cancellation right with the LREC form. The lease generally stays in place. Check current text.

A tired landlord is an owner who has had enough of repairs, late rent and turnover. The rental may be a duplex near LSU or a single house in Scotlandville. They rarely want to fix it up. They want out, with a fair price and a smooth closing.

Ask about the lease before you price. Rent, deposits and term all travel with the building. A buyer who expects vacant possession will not want a three-year lease. Pull the rent roll and use the MAO calculator with real repair costs.

Tired Landlord Properties in Louisiana at a glance

Governing law	Act 807 of 2026, R.S. 37:1448.5
Units covered	1 to 4 residential units
Lease rules	Civil Code lease articles, art. 2668 et seq.
Eviction path	Rule to show cause, check current rules
Minimum deposit	1% of price in escrow
Local market	East Baton Rouge Parish

The opportunity

Why landlords sell in East Baton Rouge Parish

Baton Rouge landlords carry insurance after the 2016 floods, rising repair bills and student turnover. A landlord with three aging rentals in Old South Baton Rouge may see more headaches than profit. A quick sale to an investor frees them. Check numbers with the ARV calculator and our cap rate guide.

Repair fatigue

Roofs, HVAC and plumbing on older rentals drain cash and patience.

Bad tenant history

Late payers and eviction filings push owners to sell. See cash for keys.

Retirement timing

Aging owners often prefer cash over another year of management.

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Lead sources

Where to find tired landlords in Baton Rouge

Multiple rentals. Look for owners holding several parcels under one name in the parish records.
Eviction filings. Repeat rule to show cause cases point to frustrated owners.
Code complaints. Open violations on rentals show neglect. See code violation leads.
Mailing lists. Out-of-area landlords respond to direct mail.
Property managers. Managers know which owners are ready to sell.

Your exit

Who buys landlord exits in Louisiana

Buy-and-hold investors want steady rent, so a performing lease helps your price. Bring the leases and recent rent history. Our NOI guide shows what they will calculate.

Rehabbers want an empty building instead. If the lease ends soon, say so. A buyer who needs a vacant house can plan around the dates, and an investor-friendly title company will handle prorated rent.

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Step by step

How to start wholesaling tired landlord properties in Louisiana

Meet the landlord. Learn why they want out and what the leases say.
Gather documents. Collect leases, rent rolls and repair history.
Disclose in writing. Give the Act 807 notice and legal-advice recommendation.
Price it. Use the ARV calculator and rent figures.
Sign with the notice. Attach the LREC form and statutory notice at the signature.
Escrow the deposit. Hold at least 1% of the price.
Assign and close. Pass the lease and deposits to the buyer at closing.

Your checklist for wholesaling Tired Landlord Properties in Louisiana

Collect every lease and security deposit record.
Disclose your plan to assign before the contract is signed.
Do not tell the landlord what to do as their advisor.
Hold the 1% deposit in a Louisiana escrow account.
Confirm tenant deposits transfer at closing.

A Louisiana example: a landlord with a duplex near LSU

Rent roll	$1,850 per month
Contract price	$172,000
Deposit (1%)	$1,720
Buyer price	$188,500
Assignment fee	$16,500
Lease status	Both leases continue

This worked example uses illustrative numbers. A landlord owned a duplex near LSU and was tired of repairs. One unit paid $950 and the other $900 per month.

You disclosed your plan to assign, sent the LREC form and signed at $172,000. The landlord let the cancel-by date pass.

A hold investor paid $188,500, taking both leases. You earned a $16,500 fee, and the landlord left with cash and no more calls from tenants.

Louisiana rules to know

Landlord sales and Act 807

Rental sales still fall under Act 807 when the building has one to four units. The seller can cancel for any reason during the cancellation window, and a missed disclosure leaves the contract voidable. Wholesaling includes assignment and some double closings. Marketing the contract rights creates a presumption of wholesaling.

Tenants are a separate matter. Leases are governed by Civil Code lease articles, and removing a tenant usually goes through a rule to show cause. Check current rules. Never promise vacant possession you cannot deliver. See our attorney guide.

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Structure landlord exits correctly

Landlord deals mix lease questions and wholesaling law. Students share their lease summaries with us, and we help them frame the deal for buyers.

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FAQ

Tired Landlord Properties in Louisiana: common questions

Is wholesaling tired landlord properties in Louisiana legal?

Yes, with limits. Act 807 of 2026 regulates wholesaling of one-to-four-unit homes, including written disclosures and a five-day cancellation right. Tenants stay under their leases. Check current text and consult a Louisiana attorney. Read the Act and your leases before you promise buyers anything.

Do tenants have to leave when the landlord sells?

Not automatically. A lease generally continues unless it says otherwise, and removal usually requires a court process. Check current rules and the lease terms before you promise anything to a buyer. Ask the owner for the full lease and any addenda first.

What if the landlord changes their mind?

During the cancellation window the seller can cancel for any reason, and you get the deposit back. After that, termination is limited. Always give the full Act 807 disclosures to protect the contract. Keep dated copies of every disclosure you send.

Can I act as the landlord’s advisor?

No. Under Act 807 as read, a wholesaler may not act as the seller’s advisor or agent. Tell the landlord to seek legal advice, and keep your role to buying and assigning the contract. Do not negotiate on the landlord’s behalf with tenants either.

How much deposit is required?

At least 1% of the purchase price, held in escrow in Louisiana or in the seller’s account. If the seller terminates inside the cancellation period, you get it back. Confirm the details with an attorney. Record the escrow receipt in your file.