Who buys
Cash sale: I do, with cash.
Listing: A buyer who still needs a loan.
5 to 50 unit apartment buildings
Under 50 units? Too small for the big funds, not for me.
Cash offer in 14 days.
Too big to keep self-managing, too small for the big funds. I buy small Arkansas apartment buildings as-is.
14 days is the aim for a written cash offer after I walk the building. Closing is a separate day at Lenders Title in Jonesboro. I am in Arkansas about a week each month.
5 to 50 units
Under 50, the size the big funds skip.
As-is
Tenants can stay. You do not fix it first.
You talk to Rusty
One number. Not a call center.
Lenders Title
Closings in Jonesboro, on your date.
The awkward middle size
A 5 to 50 unit building is a tough size to own. It is too big to run as a side gig, so it eats your nights and weekends. But it is often too small for professional management to make sense, and too small for the big institutional buyers, who usually want larger complexes that are already stabilized.
So you end up as the property manager, the leasing agent, the maintenance coordinator, and the collections department. For one building.
Where it usually hurts
- Deferred maintenance. Roofs, HVAC, parking, and breezeways all aging at once.
- Vacancies. Two or three units down because the turn costs too much.
- Tenant headaches. Late rent, damage, and the one unit everyone complains about.
- Paperwork. Brokers and lenders want a clean trailing 12 months and a rent roll. Yours lives in a shoebox and a bank app.
This page is for 5 to 50 units
To be straight with you: outside northeast Arkansas, I buy apartment buildings with 5 to 50 units. If you have a single house, duplex, or fourplex in Little Rock or Fort Smith, I am not your buyer. If you have a 5 to 50 unit building anywhere in the state, keep reading.
As-is, no broker package
I do not need an offering memorandum. I will take what you have, walk the building, and price in the repairs, vacancies, and below-market rents. You do not fix anything, turn any units, or clean up the books first.
Who you are dealing with
Arkansas Apartment Buyers is me, Rusty Rueckert. The business is based in Jonesboro, and I own and operate more than 70 rental doors myself, mostly single-family homes with some duplexes and a triplex. I work the Arkansas market about a week each month. That means a landlord who knows what operating costs really look like. Not a fund. Not a call center.
I have not published a 5 to 50 unit closing story here. I will not invent one. The number I give you comes from your building.
One number rings me: (870) 486-8141. Closings run through Lenders Title in Jonesboro. The business address is 607 Stratford Dr, Jonesboro, AR.
Where I buy
We buy 5 to 50 unit apartment buildings anywhere in Arkansas. These pages have the local detail.
Little Rock apartment buildings
Little Rock, North Little Rock, Sherwood, and Maumelle. 5 to 50 units, including older buildings that need capital.
Northwest Arkansas apartment buildings
Fayetteville, Springdale, Rogers, and Bentonville. Student turnover and older buildings, bought as-is.
Jonesboro apartment buildings
Jonesboro, Paragould, Blytheville, and nearby northeast Arkansas. Messy books are fine. 5 to 50 units.
Cash sale vs listing it
A broker listing can make sense if the building is stabilized and you can wait. A lot of 5 to 50 unit buildings are not in that shape. Here is the trade, without invented counts.
Time to an offer
Cash sale: I aim for a written cash offer in 14 days after I walk the building.
Listing: Showings, then a lender and an appraisal.
Condition
Cash sale: As-is. No repairs, no unit turns, no clean-up package.
Listing: Often a repair list before the building shows well.
Commission
Cash sale: None to me. I am the buyer.
Listing: A broker commission.
Tenants
Cash sale: They can stay. Leases and deposits transfer at closing.
Listing: Showings, and a buyer who may want it vacant.
Paperwork
Cash sale: Whatever you have. A shoebox and bank deposits are enough to start.
Listing: A clean rent roll and trailing 12 months.
Closing costs
Cash sale: On the statement from Lenders Title. I do not promise who pays them.
Listing: Negotiated in the purchase contract.
Where you close
Cash sale: Lenders Title in Jonesboro, on a date that works for you.
Listing: Wherever the buyer's side and the listing arrange.
What happens next
Three steps. You pick the closing date. I am in Arkansas about a week each month, and that is when I walk the building.
01
Tell me about the building
Name, phone, email, address, and number of units. That is enough to start. Call if you would rather talk.
02
I review it and walk it
I am in Arkansas about a week each month. I walk the building on that trip, then I make a cash offer and show you how I got there.
03
We close at Lenders Title
Closings are at Lenders Title in Jonesboro, on a date that works for you. Leases and deposits transfer at closing.
Straight answers
How the offer works, what I buy, and where we close.
What size buildings do you buy across Arkansas?
5 to 50 units. Outside northeast Arkansas, I am not buying single houses, duplexes, or fourplexes. Headlines say under 50 units because that is the size the big funds usually skip.
Do you need a T-12 or rent roll?
Helpful, not required. Leases, a spreadsheet, and bank deposits work too. I will fill in the rest by walking the building.
Do you buy buildings with vacancies or major repairs?
Yes. Vacancies, deferred maintenance, and below-market rents are priced into the offer.
Are you a broker?
No. I am the buyer. There is no commission to me, and there is no lender waiting on the other side of my offer.
Is the cash offer really in 14 days?
That is the aim for a written cash offer after I can walk the building. It is not a closing date. Closing is a separate step at Lenders Title in Jonesboro, on a date that works for you. I am in Arkansas about a week each month, so the walk happens on one of those trips.
Who pays closing costs?
I do not promise that in advance. Lenders Title in Jonesboro prepares the closing statement, and you will see every cost before you sign.
Is there any obligation if I send the form?
No. You tell me about the building. I look at it and make an offer if I can. You can say no.
Arkansas Apartment Buyers
Own 5 to 50 units in Arkansas? Let's talk.
Call or text Rusty, or send the short form. We buy 5 to 50 unit apartment buildings anywhere in Arkansas.