Don't force fit a Value when the return just isn't there.

It can be tedious, but it forces you to really understand your market.

Good conversation, but the driving force will really have to come from you. 

All of these can make a difference.Look for...JOB GROWTH - If there are employers coming to the area, people follow and populations increase.POPULATION GROWTH - What is the driving force behind the growth?

You will see less of a benefit to extending that penalty beyond that, and if rates drop before then you would be forced to pay that penalty to get a lower rate. 

So, instead they used a financial stick to beat state's over the head and force each of them to make a law doing it.

Some agents force this, others don't, so might not be a bad idea to check with a local realtor friend and ask them what is customary in your area. 

Could that keep you out of multiple offers or force you to accept a lower offer to sell?

You don't want to be forced to sell at a time when you don't want to.

Reno is also geographically restricted from over building forcing appreciation.