买出租房时候，如果里面有房客，既有优点，也有可能的缺点。优点是买完之后马上就有CASH FLOW，缺点是对房客的情况不是很了解，有可能是问题房客。下面是买有房客的出租房的几个基本步骤，可以在某种程度上用来规避风险。
以下诸条都是根据实际经验总结出来的，不一定全面。各位大侠看完之后，如有不足地方，请FEEL FREE 给补充。
1. 看好房子之后，在没有给价之前，要向SELLER把现房客的租房合约与最近连续几个月付房租的证据（如兑现的支票等）要来，仔细研究一下。注意看房租是多少，押金是多少，水电费用由谁来支付，以及租期。从所提供的有关付房租的证据上仔细查看房租付的时间顺序，看是否及时，是否有拖欠的现象。
2. 把房子里面随房子卖的APPLIANCES等列个清单（SELLER列出来）。
3. 根据租金的收入以及支出（房产税，保险，MORTGAGE，上下水等费用）来分析一下资产回收率与投资回报率 （CAP RATE= NOI除以房价；投资回报率=现金流除以总投资）。
4.根据CAP RATE与投资回报率的多少，房子的状况，租客的状况，以及市场行情，确定是买还是不买。如果买的话，参考卖主的要价，还价。
5. 签合同的时候，除其它条件之外，加上一条：房客以及卖主要签ESTOPPEL AGREEMENT（禁止悔言条约）。其目的是要房客签字确认房租，押金，租期，租房居住人员，以及出租房内财产归属等。以下是一个样本，供参考。每个单元的房客都要单独签一份。这样和房客的租约关系就可以板上钉钉，接手之后避免房客赖账以及其它相关的诸多麻烦。
Estoppel Agreement for (Name of Subject Property)
1. Tenant Name(s): __________________________________________________
Address and apartment number:
2. I signed a written lease for this apartment. YES or NO (circle one)
After the ownership of the property is changed to （name of buyer(s)), the lease will
be transferred upon and be effective between the New Owner and the Tenant.
3. My yearly lease began on _____/______/_______. My current lease ends on _____/_____/____.
4. My rent is $______________per month and is due on ____________________.
5. I have paid a security deposit. YES or NO (circle one) The deposit amount is $ ______________.
6. My most recent rent payment was made on ____________, 20_____ for the amount of $_______________
7. I am responsible for paying these utilities:________________________________
8. Any other deposits or pre-payments are as follows____________________________________________ (Write "none" if applicable)
9. The appliances I own are:_________________________________________. (Write "none" if applicable)
10 The appliances/equipment/items on the attached list belong to the Property._________________
11. The legal names of all people living in this apartment are:________________________________________
________________________________________________________________________________________
12. I have a pet. Yes or No (circle one) How many? _______ What breeds? ___________________________
13. Other written or verbal agreements I have with the current landlord (XXX) are: (Write "none" if applicable.)_____________
_________________________________________________________________________________________
14. Any problems related to my tenancy or any repairs that are needed are: (Write "none" if applicable.)
________________________________________________________________________________________
Signed by tenant ____________________________________________ Date: ____________
I have reviewed the answers given above and agree with the tenant’s statements regarding their payments, agreements and deposits.
Owner/Seller: _____________________________________________ Date: ___________