I've talked to two local agents about possible price points to list at, but it almost seems like they are pulling numbers out of a hat.

They will typically start by contacting the agent, which will get his attention quickly.

The feedback seems a bit general or maybe you just condensed it for the post...If not, I'd personally have a chat with your agent about what they are asking in those follow-up questions and hope they are assertively making those follow-up phone calls with your showings.

As far as ARV I would find an agent who works with investors to work with you.

You can structure the deal to pay him gains at a zero federal tax rate.  

I would also recommend joining local FB groups in your area.Hey Julia, My real estate agent just did a round of direct mail, and I have been thinking of doing the same.

@Ken Sanders Here in central PA you could use S&T Bank and Members First Federal Credit Union can offer both Lines of Credits based on equity you have on an investment property (80% LTV) as well as business lines of credit. 

Also, your profile says that you're a real estate agent in Canada.

Hi Shelly, I'm here in the Metro Atlanta area working as a agent/investor and I'm familiar all those counties.

To find reliable contractors, ask for recommendations from other investors, real estate agents, or your local hardware store, and check platforms like Angi or Thumbtack for reviews.It’s best to bring a contractor out after the inspection so you have all the details to discuss.