Help with partial lease renew

[Wei Xie]

Dear fellow BPers, I rented out a SFR in Southern California to 4 adults last August, who are all friends. Now, two of them want to renew the lease for another year while the other two do not. The two that wish to stay cannot afford the rent alone but offer to search for substitute roomates. All the tenants have been paying rent on time. Finally, the whole lease will end in 8/1. I would like to learn your opinions whether or not to retain the two current tenants who wish to stay. I am thinking that I will start marketing the property on the market for a complete set of new tenants and meanwhile allows my current tenants to search for substitute roomates, as either way will produce a new set of tenants. The tricky part is that how should I handle checkout process of partial tenant exit as complete inspection will not be possible. I appreciate your input with regard to this situation. Thanks, Wei