I feel it shouldn't be so hard to get a ball park figure.

Get to some of the local meet ups in the QC area if you can and those connections will really get the ball rolling.

It has tenants, I have had one month of vacancy since 2012, I would prefer to sell it without an agent, however I worry that there will be dozens of investors wanting to walk through the place, disturbing my tenants, making them antsy and the investors then low ball or otherwise do not generate reasonable offers.What is the best strategy for making sure the potential buyers are serious before letting them in? 

For the thermostat there is a temperature minimum in winter in most locations.

It's not hard to team up with a contractor and get them to give you some ball park figures on certain repairs.3.

I am almost certain my offer will be declined but since the house has been on the market for over 90 days in a region that most houses sell in less than a month I took a shot at a low ball offer.

If payment does not hit your bank on the 1st, you will issue a 3 day pay or quit or whatever your state allows and that will allow you to start the ball rolling sooner on eviction if they do not get rent paid by the end of the grace period.  

I just wanted to make sure things are not super crazy and I'm not even in the ball park.Thanks for all the replies!

Everything is finally in order and now I want to run at least 1 campaign before the big day to get the ball rolling again and possibly knock down a couple nice deals to help foot the budget :-)Anyways to the topic at hand...We have always used Yellow Letters . com to handle our marketing and so far the response has been about 2-3% - majority seem to be "tire kickers," so we are considering a little different approach.  

What should we do first to get the ball rolling?