I don't list homes with challegening tenants. Not worth it.

I suggest tenant occupied properties ideally be vacant. Let's discuss. 

If the tenants are challenging, I don't list until they've vacated the premises!

Bribes, we recently sold two that were tenant occupied, one got a 500 bribe after closing, the other bought the home.

I asked the homeowner to offer them a reduced rent during the showing. Month as an incentive to cooperate and that must be in exchange for specific days and hours that I select each week that I can count on for showing and then I just schedule all showings accordingly: minimum three days per week including at least one weekend day. 🚫 Outside of that I don’t take listings were difficult tenants because it just drags out the process and it affects my efforts.

That can be a tricky thing Praful Thakkar 

I've seen a sale be held up for months because of a "challenging tenant" In this case the tenant was evicted. In another, the seller told the tenants they had to move and he waited until they did before placing on the market. 

Ugh - I agree, that sometimes it's just not worth it.  One time I did lend money to a tenant so they could put a deposit on another rental, and of course never saw that money again but it was worth it... so we could close escrow.

I would prefer to list after they have moved out.  Many times they don't make the house presentable or they don't approve the appointment so seller/landlord is wasting his time listing the home.

There are so many ways to motivate current tenants. 

All of them are required MONEY. 

I don't. 

If the home is being sold as-is with tenants in place, offer them some incentive to cooperate. 

It depends...if I also have the rental and property management listing, it is easier to deal with that issue. If the landlord or a PM company is handling the rental, it is a big problem. In that case, I suggest that the landlord wait until the lease runs out to list the property so the unit can be cleaned and painted before putting it on the market.

      Unless it is being marketed to investors (tenant in place); get them out.  Wait until the lease runs out, cash for keys, violation of lease/eviction, whatever it takes.

Wait until they are out. If the landlord knows about it & how they act, then you really have no other choice. I would save my resources & energy.

It will be not easy. 

I would pay for each showing $20.00

It does work. 

With tenants like you describe ... I DON'T.  I recommend the seller give them notice to vacate. If they don't move - it goes to court. If they don't move again - we do a Sheriff eviction.  I recently went through that process with a client. 

There's a whole technique doing this, depending on the goals...

Remove the challenge before proceeding! See comments by Fred Griffin.

I would not take the listing unless the tenants were gone if I knew in advance they were going to be difficult.

Set the expectations with the owner up front.  Try to have seller offer a move out bonus to get them out of the property.

Reduce the price.

I agree with Tammy Lankford, 

I would suggest the owners offer a financial incentive to the tenants for cooperation around specific times and days for showings. But if they are not open to that I would not take the listing until the tenants are gone. I had a listing like this recently and being on the market while the tenants were in was simply not a good option for the seller. We waited and it all worked out.

I agree with Tammy Lankford, 

When they sign the lease, I have them sign the authorization to show and put a sign in the yard forms along with the "I'll cooperate form."  If they give me grief, I can evict based on breach of contract.

If it's not a lease I started and the landlord didn't get those forms signed up front, we need to get them signed before we can start showing the home or put a sign in the yard.  If they refuse to sign, it comes down to either waiting until the end of the lease or buying out their lease in a "cash for keys" type agreement.

The landlord typically gives the tenant a discount on rent to get them to cooperate with showings.  In the event this does not work, we have had tenants terminate the lease per the contract and get the tenant out in order to get the property sold.

Contact the tenant upfront, let them know you will not send anyone through without telling them 1st & that if they have any concerns they can call you. Spell out what it is you'll need from them upfront. Run everything through the owner & have them speak to the tenant about what is expected upfront. If the tenant refuses showings speak to the owner about that. If the tenant is not paying then you have another level of issues to deal with. They may not want to leave or comply. I've dealt with that successfully too but it's too long of an answer to layout here. 

If this is the Landlord's perspetive I cannot help them until they learn that they're operating a business. Tenants should not be "running" the roost.

If at all possible, I prefer to list after the tenants have vacated. Too many complications. 

Reduce the rent for cooperation especially with same day showings.

I've not had one as such, however, if the tenant is known to be really difficult, I'd be suggesting that they wait until the tenant has vacated the property.  Guess that's a bridge I'll have to cross if/when I come to it.

I had one at the beginning of the year. I eventually had to drop the listing. I begged the seller to wait until the tenants moved. She wouldn't. The tenants declined listings in mass and when they allowed them, they hovered around buyers. Most of the time, they were within 2' of the buyers. I finally fired the seller and moved on. A friend picked up the listing and the seller ultimately lost $16K on the listing. She just wouldn't listen.

2 things I try:

1. Remove the tenants - either by agreement, buy out or eviction

2. Try to reason with the tenants

If both fail, I give the listing back until the tenant issue is resolved

I try to get the landlord to wait until the tenants have left.

Landlord tenant law is clear as to the tenant getting and receiving "quiet & peaceful enjoyment of the property". This has to be honored personally and professionally. Then, clear written communications as to what is going on & why and how it affects them. After this, the carrot is introduced. 

The carrot: money to get out or cooperate, free time (rent), references as to how good they are and have been, finding them another place etc.

Wait for them to move out. Do not rush it. Buyers will consider the ugly side and walk away more often.

I've never in 25 years had one of those. The few times I've sold a home that had a tenant, I strongly advised my clients to wait until they moved out and they listened to me. If you have difficult tenants it will be a big problem to get the home sold and the owner will only end up blaming you.

Convince the homeowner to list after the tenants have moved out!

I tell the sellers that it is best o have them move out

The majority of the time it will hinder a sale and I tell the owner so. If we can wait until vacant it will sell.

I explain to the Landlord why the house should be SOLD after tenant vacates.  It's only going to add another layer of complexity to the traansaction.  Also, tenants can be huge obstacles in every aspect of the transaction.  

A difficult occupant upfront only gets more difficult once listed.  If at all possible I would avoid until the tenant vacates.  It's best for the Seller and I have a huge list of difficulties.  

I try bribing them with money.  I rarely list homes with tenants in them however.

Nightmare

This is the bulk of my listings these days. Depending on how difficult or how messy the tenant is depends on how I advise the Seller to proceed. Sometimes it's better to just wait until the lease is done, but many owners panic at the thought of double mortgage payments. 

We also build into our leases that if the tenant is uncooperative the last month of their lease with showing the property to prospective purchasers, they will be charged $50 per incident. It helps a little in making them more cooperative.

Depends.