You have to make some tough decisions about those tenants and it looks like some of the others on this forum have give you some good advice about that.
As for when to put you home on the market. I am currently suggesting that seller sget their homes on the market before December 20th. If they can't make that date they should probably wait to begin marketing until after January 1st. You can go ahead and get it listed and get all the paperwork done so that it hits the market right after the end of the year. The reason I suggest this is that the first couple of weeks on the market is when you get the most interest not as many buyers are actually interested in buying a home during the week before or the week after Christmas. There are still some buyers looking during that time - just not as many Our market generally shows buyers start looking again around that 2nd week of January. Ask you agent about the activity trends in your market and list you home accordingly... more