Louisiana situation guide · Updated November 2026

Wholesaling Tenant-Occupied Properties in Louisiana

Wholesaling tenant-occupied properties in Louisiana means contracting to buy a house that renters live in, then assigning your contract to a buyer. In Shreveport, where prices are lower, many investors want occupied homes with rent already flowing. Act 807 of 2026 (reported as effective August 1, 2026; confirm on legis.la.gov) adds written steps. Start with our tenant-occupied guide.

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The short answer

Can you wholesale a house with tenants in Shreveport?

Yes. In Louisiana, you may assign a contract on an occupied Shreveport house, following Act 807 of 2026 (R.S. 37:1448.5). Give the seller written disclosures, attach the LREC cancellation form and hold a deposit of at least 1% in escrow. The tenant’s lease generally continues after sale. Check current text with an attorney.

Occupied homes carry a lease, a deposit and a person who has to be told what is happening. A tenant is not a party to your contract with the owner. Your buyer simply steps into the landlord’s role. Our tenant-occupied property page covers the basics.

Read the lease before you sign anything. Note the term, rent, deposit and any renewal. Ask for a recent rent ledger and proof of payments. Then use the ARV calculator for resale value and the repair estimate guide for work after turnover.

Tenant-Occupied Properties in Louisiana at a glance

Governing law	Act 807 of 2026, R.S. 37:1448.5
Applies to	1 to 4 residential units
Tenant protection	Lease generally survives a sale
Eviction path	Rule to show cause, check current rules
Seller disclosure form	LREC property disclosure, R.S. 9:3196-3198
Local market	Caddo and Bossier Parishes

The opportunity

Why occupied houses work in Caddo Parish

Shreveport offers low entry prices, so a rented house with steady rent can show strong returns. Neighborhoods like Cedar Grove, Allendale and Highland have many small rentals. Owners who hold them sometimes want out without waiting for a vacancy. See our cap rate guide to talk returns with buyers.

Rent already paid

Income-minded buyers skip the vacancy and the lease-up period.

Owner fatigue

Landlords with late payers often accept a quick sale. See Section 8 investing.

Cheaper entry

Lower prices in Caddo Parish mean smaller deposits and wider buyer pools.

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Lead sources

Where to find occupied properties in Shreveport

Rental registrations. Check parish and city records for rental permits and mailing addresses.
Eviction dockets. Owners who file often are worth a call.
Online rental ads. Listings that stay up for weeks show landlord frustration.
Direct mail. Send a short letter to owners with different mailing addresses, as in direct mail guides.
Wholesaler networks. Share leads through a joint venture with local operators.

Your exit

Who buys occupied homes in Louisiana

Income buyers value occupied homes with a clean lease and a documented payment history. Give them a one-page summary with rent, term, deposit and any late-payment history, plus the lease dates.

Rehab buyers can still use them if the lease ends soon. Our cash for keys page explains one way to speed up possession, and an investor-friendly title company will prorate rent at closing.

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Step by step

How to start wholesaling tenant-occupied properties in Louisiana

Read the lease first. Note the end date, rent, deposit held and renewal terms.
Call the owner. Ask how the tenant pays and how long they have lived there.
Send the disclosures. Deliver the Act 807 papers in writing before any signature.
Run the numbers. Use the MAO calculator and rent income.
Sign the contract. Add the LREC form and the cancel-by notice beside the seller line.
Fund escrow. Put at least 1% of the price on deposit.
Assign and close. The lease and tenant deposit pass to the buyer at the table.

Your checklist for wholesaling Tenant-Occupied Properties in Louisiana

Get every lease and a ledger of tenant deposits.
Never promise the buyer vacant possession.
Hand over written disclosures before the owner signs.
Do not contact the tenant about leaving without legal advice.
Keep any buyer-tenant communication polite, brief and in writing.

A Louisiana example: a rented house in Cedar Grove

Monthly rent	$1,050
Contract price	$84,000
Deposit (1%)	$840
Buyer price	$93,500
Assignment fee	$9,500
Lease remaining	Seven months

This worked example uses illustrative numbers. An owner in Shreveport held a three-bedroom rental in Cedar Grove with a tenant paying $1,050. The owner wanted to stop managing it.

You read the lease, gave the disclosures and signed at $84,000 with the LREC form attached. The owner did not cancel.

An income investor bought the rights for $93,500 and kept the tenant. You earned $9,500 and the owner received cash without an eviction.

Louisiana rules to know

Leases, tenants and Act 807

Seller paperwork still applies here. Louisiana’s seller disclosure statutes, R.S. 9:3196 through 3198, call for an LREC property disclosure form ahead of a purchase agreement in many sales, though exemptions can apply, so check current text. Act 807 then layers its own written notices over that.

A renter keeps lease rights under the Civil Code lease articles. An owner who wants a renter out generally files a rule to show cause, so check current rules and read the lease. Never tell a resident they must leave. Act 807 also bars wholesalers from recording liens or clouding title. Our attorney guide explains when to hire counsel.

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Students share lease excerpts and rent ledgers with us before they sign. Together we decide whether the house suits an income buyer or a rehabber.

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FAQ

Tenant-Occupied Properties in Louisiana: common questions

Is wholesaling tenant-occupied properties in Louisiana legal?

Yes, if you follow Act 807 of 2026 for one-to-four-unit homes. Give written disclosures, attach the LREC cancellation form and hold a deposit in escrow. The lease continues. Check current text and ask a Louisiana attorney. Read the lease before you sign, because its terms drive your price.

Does the tenant have to move when the house sells?

Generally no. A lease usually continues unless its terms say otherwise, and removal goes through court. Check current rules and the lease before telling a buyer anything about possession. Never guess about dates or notice periods, and keep the owner informed.

How do I show an occupied house to buyers?

Use photos, the lease and a rent ledger instead of walking through. Contact the tenant only through the owner or with advance notice, and follow the lease. Keep everything in writing. Buyers appreciate clear proof of rent, condition and any repairs requested.

Can I contact the tenant directly?

You can speak politely, but do not pressure them or claim authority you lack. You are not the owner. Act 807 also bars wholesalers from acting as the seller’s agent, so route requests through the owner. That keeps your role clean and avoids disputes later.

Do I need to disclose that I am assigning?

Yes. Act 807 as read requires written disclosure before each contract that you intend to assign or resell for a higher price. Missing it makes the contract voidable. Check current text. Keep a dated copy for your files, along with proof of delivery.