If you and the tenant can work things out amicably and determine a move out date + monetary amount for early lease termination I'd also speak with them about having permission to show the unit prior to their move out date. 

It's in small town so there won't be huge appreciation we are planning to have tour next week.

They visited Waco on the Magnolia tour idea and saw the houses, saw the prices and wished they could have moved there and just commuted maybe 1 or 2x a month for the office meeting.   90min drive every day would have been killer, but a couple of times a month they thought wasn't bad.

I recently thought I found a great duplex but when a local agent toured the property for me, they didn't even feel safe which lead us to believe finding the right tenants would be a challenge. 

We currently target deals that fall through and then make a no-contingency cash offer to hold their original closing date.

Test out a tour fee or small application w no credit pull.

At a bare bones minimum, the letter confirms the start/end dates of the lease, monthly rent, paid-through date, absence of any prepaid rent other than the current month, and security deposit amount.Better, it will include statements there are no unresolved claims or disputes or repair issues with the current landlord, and no verbal or written side agreements.Better yet, it will include a copy of the tenant's lease, and a confirmation the lease is a true and correct copy with no amendments.

Can you get somebody transferring in to rent the house for their 2-3 year tour? 

Online forms require you to enter all your secret information (the credit card number, expiry date, and CSV number) into a web form.

Once you have them served and file the papers with the court, the court will assign a First Tier Hearing - basically a mediation session where hopefully you are able to work out a move out date certain (with the tenant paying use and occupancy).