This is my first time selling a rental.My preference is to have a tenant in place.

What's the end-game here?

We would have preferred to use the money down for investments.

No pics of the inside-if the property is occupied most owners would prefer the broker not disturb the tenant and that they further have no knowledge of the sale until a contract is executed.

A lot of this is speculative of course but make educated guesses and if after all that you still have significant cash flow then start looking at you options for refinancing and see if there are good rates available, and terms available (it is possible your current loan is better than anything you can get now that you have it as a rental and since rates have trended upward)  In the end this is a numbers game. 

It's a residuals game.1,000 people at 300 bucks is 300,000 at one event minus business costs.

Provide them with P&S and assignment contracts (they may prefer the CAR forms, so ask them). 

There is a Central and Southern meetup, so you can pick which one you would prefer. 

Would take a good amount of work/money to clean that apartment up so I'd prefer not to kick her out...Thanks in advance...

I’d prefer not to but that’s a risk moving cross country.