If I were a tenant now, I would refuse showings.

So unless you think you can sell it sight unseen, renew the tenancy.

I strongly question the morality of making someone move out during this crisis. Furthermore, I question the wisdom of this and would make sure your umbrella policy is up to date before doing it.

There are options other than renew for a full term or remove them. There is the option to go month to month until we are safely beyond this crisis, which if you really want to sell I would suggest.

My guess is that the rental market is going to be stronger than the housing market when this thing ends. So personally, I would plan on keeping it as rental property. But that advice is worth every penny that you paid for it.

worthy, I am talking about waiting until AFTER my tenants lease ends - 2 MONTHS from now. Realtors in my area are now doing virtual tours and only then taking seriously interested parties to view homes, wiping down surfaces, etc. Again, this would be AFTER the tenant moves out.

bry911, Make sure that my umbrella policy is up to date and questioning my morality? That seems like a huge overreaction. Is your opinion that landlords need to renew leases until Covid19 is cured, even though the earliest estimates for a vaccine are 18 months from now?

Perhaps consider that some people might welcome the chance to end a lease because their paychecks are no longer guaranteed and that some may decide to move in with family or friends to save money. I have spoken with the tenant at length. They are not upset with the idea of moving.

I don't do month to month leases because I live in a state with full winter and if a tenant moved out in the winter it would be too difficult to find a new tenant during that time.

What I meant by my #1 choice "listing now" is no showings, etc. until June AFTER my tenant's lease ends, as I stated in the first sentence of the thread. I can see how the wording "listing now" could be confusing. Unfortunately, I am unable to edit my first post to change the way I worded it at the bottom of my OP.

Don't be surprised if tenants just stop paying rent. Many people are laid off (or are going to be laid off soon) and there's really no hope of getting another job in this situation.

If it's the choice between rent and food, they should choose food. Some people have nowhere to go, so moving is not an option.

You won't be able to evict. Under normal situations, that's a long drawn out process. Under these situations, it won't be happening.

If your tenant is still able to pay and is willing to stay, then do everything you can to keep them!

Prepare for it.

Make sure that my umbrella policy is up to date and questioning my morality? That seems like a huge overreaction. [...] Is your opinion that landlords need to renew leases until Covid19 is cured, even though the earliest estimates for a vaccine are 18 months from now?

Well I have several rental properties and the attorney who handles leases and detainers for me sent an email on Friday advising against terminating leases or detainer actions. So my advice is while much of the country is on lockdown terminating a lease is wrong and increases your exposure.

How long that lasts is not a question we can easily determine at this point.

Perhaps consider that some people might welcome the chance to end a lease because their paychecks are no longer guaranteed and that some may decide to move in with family or friends to save money.

OMG!.. Why would I consider that, when you stated "I would really love to sell ASAP for many reasons, but I wonder if I should renew my tenant's lease instead?" If your tenants have an expiring lease and want to leave, then they will not renew. You are not asking about letting tenants who want out of a lease out, you are asking about kicking people out of the home they have been advised to stay in. I don't give a $%^& what color crayon you use to color that, it is dark. As for month to month leases and winter, I have rentals near a college campus and I assure you my prime lease period on those properties is three weeks long. If I miss it because of this, then I will make it work, but that is the reality we are in.

bry911, You're making assumptions and your accusations are unfounded. My tenant has been considering many options.

-Edit - I was going to explain more, but I really shouldn't have to.-

Of course I am making assumptions as are you. However, I am not making an assumption about your tenant wanting to stay. My answer was to YOUR QUESTION. Should you renew the lease or ask the tenant to leave? Any situation where your tenant leaves voluntarily would not be covered by YOUR QUESTION. Since you didn't ask about every option that your tenant might be considering my answer doesn't need to include every option either. You asked an either/or question. I gave you an answer to that question.

If you have further questions then ask them also, but don't claim I am in the wrong for not knowing facts that you decided were not pertinent. That is not a problem with my assumption.

However, in deference to your modified question, please let me add... if your tenant doesn't want to sign a new lease, then don't force them to at gunpoint.

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Furthermore, you are choosing to ignore my advice because one minor part got your undies in a bunch. As a financial professional and a real estate investor and advisor, I suspect the rental market will be stronger than the home sales market on the other side of this.

Equity over liquidity has just gotten a serious spanking. I just don't see people driving back into the home market immediately. These are the guesses that are informing my position and they are solid educated guesses, but they are still guesses.