Lease transfer with home sale

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Does anyone know the best method to securely transfer a lease and security deposit during a home sale? I have a friend whose property in northern Virginia currently has a 2 year lease on it, which most home buyers will not go for. However an investor would and can produce between $400-$600 monthly NOI. Haven't found anyone interested so far however when the time comes we are trying to figure out the best approach for safely transferring security deposit and lease without any issues. Would Estoppel suffice?