Selling condo with tenants

[Ralph Ace]

If I'm selling a condo with tenant to investor. Can I charge more? Finding qualified tenants is not easy.

In this case investor doesn't have to worry about finding a tenant or stressing out in finding one. They buy the condo and start making money right away.

[Bruce Lynn]

Depends on the condo, but I would normally say it will sell for less if you want to sell it tenant occupied.   Almost always retail buyers who will be owner occupants will pay more than an investor would.  Typically you will want to give notice and sell it vacant unless you have that unicorn tenant that will keep the place spotless while they are moving and agree to allow plenty of buyers in with little notice to see the place.

Investor normally want the lowest price possible and many don't really like condos...and will want to bid a multiple of the rent. Around where I am I would say as a general rule if there is no deferred maintenance, investor would want to pay no more than (rent-HOA) x 10, so see how that compares with retail market where you are.

You are correct though that if it is investor friendly setup....than perhaps there is less expense and risk buying with tenant in place.  No vacancy to consider, no lease fee, 100% know what the rent is, not guessing what it will be.