Colorado situation guide · Updated November 2026

Wholesaling Tired Landlord Properties in Colorado

Wholesaling tired landlord properties in Colorado means contracting to buy a rental from an owner who is done with the work, then assigning that contract to an investor. Boulder County landlords face high costs, strict building rules and tenants with stronger protections than before. Some would rather sell than keep going. Start with our tenant-occupied property guide so you know what you are walking into.

Rental ownersEviction rules100% online mentorship

Get the free starter kit Book a free call

Call/Text818-532-0481

Let’s find your starting point

Explore the mentorship.

Request a free fit call to discuss your goals and whether the program is right for you.

The short answer

Can you wholesale tired landlord properties in Colorado?

Generally yes, when you contract as a principal and respect the tenants who live there. A sale does not usually end a lease, so plan for the tenant from day one.

A landlord who sells with tenants in place passes the lease to the new owner, in most cases. Your buyer needs to know the rent, the lease end date and the deposit amount before they agree to a price. Read our assignment guide and write the lease details into your contract.

Colorado passed HB24-1098 in 2024, which adds cause requirements for evicting many residential tenants. We have not confirmed its final scope, so check current text before you promise a buyer a vacant house. A buyer who wants to move in or renovate may face limits. Our cash for keys guide shows one way owners and tenants agree on a move-out.

Tired Landlord Properties in Colorado at a glance

Eviction process	Forcible entry and detainer, C.R.S. Title 13, Article 40
Just cause	HB24-1098 added cause rules; check current text
Existing lease	Generally stays in place after a sale
Wholesaling statute	None found; check current text
Boulder note	High prices, strict code and wildfire exposure
Closing	Title company, with lease and deposit credits

The opportunity

Why landlords sell in Boulder County

Boulder is expensive, and a small rental can carry a big repair bill. Older homes near the university and in east Boulder often need new wiring, sewer lines or windows. Owners also worry about rules that change and tenants who stay a long time. A landlord with a low-rent tenant and a leaking roof may feel stuck. You offer a clean exit. Run the numbers with the net operating income guide and the cap rate basics so you speak the language of the landlord and of the buyer.

Repairs pile up

Deferred roofs and boilers drive owners to sell. See estimating repair costs.

Rules feel heavy

New eviction and habitability rules push small landlords to exit.

Equity is high

Boulder owners often hold a lot of equity, so a fair price and fast close can win. Try negotiating with sellers.

Get the free starter kit See the mentorship

Lead sources

Where to find tired landlords in Boulder and nearby

Rental license lists. Some cities publish rental licenses. Check what Boulder and nearby towns post.
County assessor records. Look for owners with a different mailing address. See absentee owner leads.
Code complaints. Open cases often point to tired owners. See code violation leads.
Local landlord groups. Attend meetups and ask who wants out.
Expired rental ads. Landlords whose listings keep expiring may be ready for an offer.

Your exit

Who buys landlord properties in Colorado

Investors who want rentals with tenants in place pay for stable cash flow. Others want an empty house they can renovate. Know which buyer you are talking to before you set a price.

Use a title company that works with investors and ask how it handles deposits and prorated rent at closing. See the seller net sheet guide for a simple way to show the landlord what they will keep.

Book a free call

Step by step

How to start wholesaling tired landlord properties in Colorado

Hear the story. Ask why the landlord wants out and what the tenant situation is.
Get the lease. Read the rent, term, deposit and any option or renewal language.
Check the property. Walk it with the tenant present and note repairs.
Run the numbers. Use the ARV calculator and the MAO calculator.
Sign and disclose. Sign a contract that allows assignment and tells the owner your plan.
Find the buyer. Match the deal to a buyer using cash buyer tips.
Close. Transfer the lease, deposit and keys through the title company.

Your checklist for wholesaling Tired Landlord Properties in Colorado

Collect the signed lease and every addendum.
Confirm the security deposit amount and where it is held.
Ask about rent owed and any notices already served.
Check the city rental license status.
Have an attorney review anything about removing a tenant.

A Colorado example: a tired Boulder landlord

Contract price	$585,000
Estimated ARV	$690,000
Repairs	$38,000
Buyer price	$596,000
Assignment fee	$11,000
Tenant	Stays until lease ends

A landlord near east Boulder owned a 1960s duplex side with a long-term tenant paying below market rent. The furnace was failing and she was tired of calls at night. A neighbor sent her to you.

You offered $585,000 and showed her a net sheet. The lease stayed in place, and your contract said the buyer would honor it. Your attorney reviewed the paper.

An investor who wanted steady rent paid $596,000. You earned $11,000, and the tenant kept the home on the same terms.

Colorado rules to know

Eviction rules and what to check

Colorado eviction goes through forcible entry and detainer, C.R.S. Title 13, Article 40, and HB24-1098 added cause requirements in 2024. We have not verified its final reach, so read the signed act and check current text. Do not tell a buyer a tenant will be gone on a certain date. Say what the lease allows.

Habitability duties and tenant protections also apply to the new owner. A wholesaler who advises a landlord on how to remove a tenant may cross into legal advice, so send those questions to an attorney. See our attorney guide.

Learn it with a mentor

Learn to handle tenants in the deal

Landlord deals are really lease deals. Mentorship students bring us leases and we help them read the terms before they sign.

See the course See the mentorship

FAQ

Tired Landlord Properties in Colorado: common questions

Is wholesaling tired landlord properties in Colorado legal?

We found no Colorado wholesaling statute. Many wholesalers act as principals, but check current text and ask an attorney. Contract as a principal, respect the tenants who live there, and keep any advice about removing a tenant with a Colorado attorney.

What happens to the tenant when a landlord sells?

In most cases the lease continues with the new owner, so share the lease with your buyer. In the Boulder example, the lease stayed in place and the contract said the buyer would honor it. Include rent, lease end date and deposit amount.

Can a buyer evict the tenant after buying?

Colorado has eviction cause rules, so a buyer should check current law before counting on a vacant house. HB24-1098 added cause requirements in 2024, but we have not verified its final reach, so never promise that a tenant will be gone by a date.

Where do I find landlords who want to sell?

County records, code complaints, rental license lists and local landlord groups. Compare the site address with the owner mailing address, watch for open code cases, and ask at landlord meetups who wants out. Landlords whose rental ads keep expiring may be ready for an offer.

Do I need a license?

Not always. Acting as a principal is generally excluded, but representing someone for pay can require a license. A wholesaler who advises a landlord on how to remove a tenant may cross into legal advice, so ask an attorney or the Division of Real Estate.