SELL WITH LUKE PROPERTIES
Sell your property to our investors.
Skip the listing, the showings, and the surprise repairs. We'll bring real offers from our investors. No contingencies. No repairs. No hassles.
Two real offers
Traditional cash offer and a seller-financing offer side-by-side. You pick what fits.
Sell as-is
No staging, no showings, no repair credits. Tenants in place? Even better.
Close in as little as 2 weeks
Title work runs in parallel. If it works for you, we set a date and stick to it.
Quick valuation tool
See what your property is worth to an investor.
Estimates only — your real offers will come from underwriting actual rent rolls, taxes, and condition. But this gets you in the ballpark.
Estimated monthly property taxes and insurance.
Utilities, lawn care, cleaning, repairs, management, etc.
Roof, HVAC, flooring, paint, deferred maintenance — investor deducts this from the offer.
$153,000
25% down · 7% interest · 20-yr amort · ~$890/mo P&I
- Financed close — no contingency on appraisal gaps
- We pay standard closing costs
- Sell as-is — no inspection credits
$197,000+ $47,355 interest
$1,058/mo payment to you· 5% interest · 30-yr amort · 5-yr balloon
- Higher sale price than the cash offer
- We pay you monthly - direct deposit in your account
- Balloon payoff in year 5: ~$180,903
- Interest earned over 5 yrs: ~$47,355
- Total proceeds (sale + interest): ~$244,355
- You spread the tax hit over multiple years
Estimates assume Sioux Falls cap rates and standard expense ratios. Final offers are based on actual rent, taxes, insurance, and condition.
100% confidential
No public listing, no nosy neighbors, no sign in the yard.
Off-market only
Your property goes to vetted investors — never on Zillow or the MLS.
Reply within 24 hours
A real person reviews every inquiry — no auto-responder runaround.
The honest part
"Why not just put more money down to increase cash flow?"
It's the most common question we hear. The short answer: return on equity. Every extra dollar locked into one deal is a dollar that isn't earning a return in the next one.
Drag to compare
Same $180,000 rental. The investor's math on down payments.
35%
$63,000 down
The rental
8.8%
year-1 return on your $63,000
Diluted. The property still throws off about the same dollars per year — but spread across $63,000 of cash, ROE falls below the market.
The stock-market benchmark
10%
S&P 500 historical average
The $18,000 stuffed in above 25% down would have earned ~$1,800/yr in an index fund — passive, no tenants, no toilets.
More cash in the deal means a lower return on investment.
Lean down payments keep your money compounding. Heavy down payments turn an active investment into something a passive index fund can match — without the management work. Savvy investors protect the return on every dollar they deploy.
Two paths to closing
Pick the offer that fits — traditional or seller-financed.
New to seller financing?
Option 1
Traditional sale
Conventional sale with a bank-financed buyer. One lump check at closing.
Why it's great for you (the seller)
- Full payout at closing — all your equity in one wire.
- No ongoing relationship with the buyer after the sale.
- We pay standard closing costs and buy as-is — no inspection credits.
- Walk away clean — no note to service, no balloon to track.
The trade-offs
- —You need an investor willing to purchase at an investor-grade price.
- —Sale price reflects an investor's underwriting — typically below retail.
- —Capital gains hit in a single tax year — bigger check to the IRS.
- —Closing timeline depends on bank underwriting.
- —Appraisal gaps and lender conditions can push the date or kill the deal.
- —Once it closes, the income stream stops — no monthly checks coming in.
YOUR ESTIMATED OFFER
$153,000
Paid in full at closing.
Based on the numbers in the calculator above.
SUBMIT NOW TO OUR INVESTOR NETWORKOption 2
Seller financing
Premium price, monthly income at 5% interest, balloon payoff in year 5.
Why it's great for you (the seller)
- Higher sale price than a cash offer — we pay a premium for terms.
- Monthly income instead of one lump check. Like being the bank.
- Spread your capital gains over multiple years instead of one tax hit.
- 5% interest on the full balance — better than most fixed income.
- Property and rental income are someone else's problem starting day one.
- If we ever default, the property comes back to you — already managed and rented.
Why it works for us (the investor)
- No bank, no appraisal, no 45-day underwriting timeline.
- We can close in two weeks and start operating immediately.
- Lower upfront cash means a much higher return on equity for our investors.
- Predictable, fixed payment for 5 years — perfect for stabilizing the asset.
- Frees up capital to acquire more units across Sioux Falls.
- We refinance into a long-term loan before the balloon — clean exit for you.
YOUR ESTIMATED OFFER
$197,000+ $47,355 interest
$1,058/mo deposited to you for 5 years.
Based on the numbers in the calculator above.
SUBMIT NOW TO CLOSE IN TWO WEEKSSellers, in their words
Owners who took the offer — and didn't look back.
Every offer we present comes from real underwriting and a real investor. Here's what sellers say after the wire hits.
"We had tenants in place and didn't want the showings circus. Luke's team brought a cash offer and a seller-financed option in the same week. We picked the financed deal — monthly checks hit like clockwork."
Greg & Marlene H.
Sold a 4-plex · Sioux Falls
"I'd been quietly thinking about selling for two years. One 20-minute call, two real numbers on the table, no listing agreement. Closed in 17 days."
Doug R.
Sold an SFR rental · Brandon
"The seller-financing math finally made sense when they walked me through it. I'm earning more interest than my CDs and the property is off my plate."
Cheryl M.
Retired landlord · Harrisburg
"Three different agents told me my duplex would 'sit.' Luke's team had a fair cash offer in 48 hours and handled the tenant conversation for me. Painless."
Tom & Lisa K.
Sold a duplex · Tea, SD
"I inherited a rental I never wanted to manage. They walked me through both options, no pressure, and we closed before the next rent cycle."
Megan S.
Inherited SFR · Sioux Falls
"The seller-finance route turned a property sale into a 30-year income stream at a rate my bank could never match. Wish I'd known this was an option years ago."
Dale W.
Retired investor · Brandon
"Straightforward, no games, no lowball. Numbers on paper matched the wire to the dollar. That's rare."
Anita P.
Sold a 6-unit · Sioux Falls
Common questions
Before you hit submit.
Straight answers on seller financing, timelines, and exactly what happens after we hear from you.
Submit your property
Submit Your Property to Our Investor Network
Tell us about the property. We'll run it through our investor network and come back with a traditional cash offer and a seller-financing offer. No obligation.