If the unit is occupied, the tenancy and any security deposit transfer to the buyer under Saskatchewan's Residential Tenancies Act, and that lease's remaining term and rent level become part of the deal, not a side conversation. A below-market lease can suppress what an investor buyer is willing to pay.
Vacating the unit before listing widens your buyer pool to owner-occupants but costs you rental income during the vacancy and adds cleaning and light repair time before your first showing. That tradeoff is specific to your rent level and how fast you need to close.
Joel Dyck can pull comparable two-family sales in Erindale for both scenarios so you can see the actual difference before deciding. Get your hand-reviewed valuation from Joel Dyck.