Since you're anonymous here, you might just be perfect for an anonymous listing! 

The only was that would be accomplished is a buyer not seeing the interior. The buyer would then have to evict the tenant. In bank owned sales they have "occupied" auctions where houses that are occupied sell for half price. SO if he wants to sell half price due the the risk of the buyer, it may work. If he wants market value, you have to tell him the truth that this is impossible and do it the right way. 

You can sell the home this way, but it will be very difficult, and you are reducing the number of potential buyers in a number of ways. If there is a lease, and the tenants like the home, why would they want to move out? Even most investors will eventually want to see the interior of the home and have an inspection, appraisal, etc. At that point, the tenants will know anyway,

Also, why does the seller care if the tenants move out if they are wanting to sell the home? If it doesn't sell in the first 30 days, then the home becomes much more desirable to a larger market once it becomes vacant, and the chances of it selling would increase significantly. I would discuss the benefit of listing it, and marketing the heck out of it to get it sold, and not worry about the tenant moving out.

It is much like a pocket listing and some agents work these very well. It is not my thing. I use all my marketing tools to get full results. Limiting the marketing and exposure gets limited results.

Hmmmm...sound like your seller wants you to sell their property with both hands tied behind your back. Let me know how that works out!  

I am sure he will experience a much lower selling price, if he sells it at all.

Are you sure teh seller is really motivated or is he just wasting your time?

That's a tall order!  First of all, it sounds like listing in the MLS is still an option, which makes life much easier.  Check to see if/how you go about excluding it from the public websites.  In our boad it's a yes/no dropdown under "publicly viewable".

It's not common, but it's not rare either, to see listings where in the agent remarks it says "drive by only, do not disturb tenants, interior inspection available upon acceptance of offer."  It takes more of an investor than a regular joe to buy a house this way, so it can limit your buyer pool.

my tip is to say NO.... I market our listings.... hiding a listing does not work well.... unless you're buying it!!!! 

Sounds like a listing doomed to fail with all the stipulations. Who are you, by the way, and why are you hiding? We're nice people!!

If not placed in the MLS and approved by your Broker, market away.

I would start by not being anonymous, identify yourself.

Wait until it is vacant. One of the hardest sales to make is with a tenant in place. However, as an investment specialist I do have investors who ask me if another investor would buy it and as long as they do a lower price than the open market and understand they are getting less, you can do that.

The owner is suggesting you can sell the property without the buyer seeing the interior.

If those are the rules, that is ok,  you need to present a thorough financial portfolio of the investment to those on your investor list. If you do not know what that entails. you are not up to the task.

What does a 'no-seeum' investor want to know? ROI and/or profit when lease expires.

Of course, the better route is to advise the owner there is no way to keep the occupant entirely in the dark. Advise the owner to assure the tenant the lease will be honored, agree to a showing schedule and upon satisfying that commitment will receive some moving benefit and you can find them a house to buy.

Love what Nina Hollander said!

I somehow wonder why to work with so many restrictions if that leads to no results....

Well it is possible, but very hard to sell that way.  I would tell them I need an extra long agreement

We have sold many properties tenant occupied in our hot market right now with buyers willing to not even view the interior. However, all are subject to inspection and this is the time in which the interior can be viewed and the buyer can back out if needed.

It seesm taht at some point, the tenants will be made aware. For example, are the buyers going to be allowed an appraisal, and inspection, etc. 

At that point, they will know and can give notice as well.  

I would point out to the owner that even if the tenants move out, that will be less of a cost than the loss take due to low offers for not allowing buyers to come in a view the property.   Sight unseen buyers are typically investors who are going to want a steal to take the time to put in an offer without seeing it. 

They need to choose:  Sell the house with as much visibility and marketing as possible, or keep the house.  

If this house is in an investment area, and most buyers are investors, the sellers can get the tenants on a lease, not month to month now to avoid the possibility of move out. 

Just some ideas.  Best of luck!

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We can do that here with proper paperwork, disclosures and waivers. I've done it twice in my career under unusual circumstances. Typically pocket listings do not benefit the seller.

The owner should explain to the tenant that their lease will protect them. Shame on the owner if there is no lease. The property has to attract an investor so you will need to have financials on the property for a buyer to purchase it sight unseen.

I'm SO with Mike & Eve Alexander on this one - no one wants to buy a house from the curb!  

Even then, is the tenant going to allow access?  There ARE ways to sell homes that are tenant occupied, far better than privately listing them. I would have a serious conversation with the seller. 

Beth Atalay wrote a great post about this very topic.

The seller needs an education on how to sell a house...he needs to give the tenants free rent for a month so they are willing to show it.

Instead he wants you to market the property but not advertise?  I bet he also wants top dollar.

The whole thing sounds riduculous...

Eve

This may violate your local MLS rules.

I second Richard Weeks 

I've had this happen before and it makes the job far more difficult.

So if I understand - they want to "List" the property but not "Sell" it... Best of luck with that

If they sell to an investor who agrees to leave tenants in place, expect to get at least 20% below fair market value unless the house is in a very desirable area. If buyer wants to live in house and it's in a highly desirable locattion, they might pay more, then work with existing tenants on a moving plan. You can try networking, private facebook groups, local businesses, etc. You might have to ask each interested person to sign a non-disclosure agreement. It's done with many commercial properties like stores, when the seller doesn't want all the employees to quit when they find out the business is being sold.

 The seller might be better off helping the tenants move by paying the security deposit and first months rent for them on another property, or just pay them to terminate lease and move.

 Another option would be to look for agents who have buyers that are doing 1031 exchange.

Sure, it's very common for income properties, but you should advise your client on the pros and cons of that strategy as well as other methods with varying degrees of confidentiality that may better suit your client's needs. 

You may want to refer this one out or just decline the listing if you're not confident and experienced in the process, or if you and the seller can't get on the same page.  Why take a listing if you're not confident you can sell it?

just sell it

Sell with the tenants lease honored. Private= Not to put signs.  Offer accepted subject to inspection.

I have not done it.

What are you searching for the needle in the haystack. No sophisticated buyer is going to consider this unless the price is a steal for the location. Why is the tenant so important? What is the condition of the property? Too many questions to provide a sensible answer!

Get to work....