Selling condo w/ tenants. Sell to investors or wait until vacant?

[Peter J.]

Looking to get BP members' feedback on selling a small, tenant-occupied condo unit .

- The lease has 2.5 months remaining, but I'd like to list and sell ASAP.

- Condo is fairly small (550 sq. ft) and has two tenants and a newborn baby.

- Property ownership in the area is:  30% rentals (11% above national average), 65% owner occupied, 5% vacant.

- I'm impartial as to which group I sell to: investors or residential owner occupants

Options:

1) Since the lease ends June 30th, I could list it with a July 1st availability. If it's an owner-occupant buyer, the closing would be long but not terrible (under 90 days). If it's an investor, they could close and carry the lease with the existing tenant.

2) Use a "cash for keys" approach to avoid any issues when showing the condo while the tenants and baby are there.  I could create a written agreement to offer the tenants $500 to leave early (i.e. $500 for every 30 days early relative to the end of the lease).

3) Wait until lease expires.