If there is any information that I missed, please let me know I can explain our situation further. 

Many- many - many home owners will sell for sale by owner and will avoid paying a 5% commission (on $500k that is $25k ) and miss out on $50k or more, plus they will not build a relationship with a realtor that could bring them a deal to buy there after and make $100k to $200k in the new purchase.

Am I missing something?

I always discuss investments with others in an investor club because other people might think of things that I might miss.

Anyone sitting on the sidelines is probably missing opportunities.

For example, on what I thought was a relatively simple project in a bathroom reno which was fully gutted down to the studs already, I had more than one quote for over $7k to run pex supply lines and rough in a shower drain and toilet drain off of an existing main stack, all of which ended up costing me about $200 in pex lines, PVC fittings, and sawzall blades.If you need any hardwood flooring repaired, patched, or refinished, you can't beat Dave's Hardwood Flooring out of Blaine - $3k spent with them fully brought one of my duplex unit's original 100+ year old maple floors back to life.If you're putting in any stone counters in your kitchens or for bathroom vanities, Twin City Discount Granite have been awesome to work with, and consistently have the best pricing I've found in the area on fully installed granite and quartz.I also have a great drywall guy, as well as a really good carpet install guy - feel free to DM me if you want either of their contact info!

If you believe you're undercutting them while trying to convince them that you're not, you're missing a big piece.

But, it is possible the appraiser missed some better data.

During that time, I received a letter from the City of Lorain about some violations, including overgrown grass, missing handrails, window frames, and not pulling the necessary permits.

Oklahoma City, OK  Indy you missed by 6 7 years, OC I cannot comment on as I do not know that market.