Shutters on the windows will drastically help curb appeal and they are cheap.

She moved some junk furniture to the curb.

As you can see, the edge of the yard is surrounded by timbers. the actual yard is about a 1-2 feet high from the curb.

I don't think anyone thinks they will take Uber type share quickly but 5% seems like a decent deal for peace of mind and to not have to do too much in terms of repairs etc. just to enhance curb appeal if the seller even knows what to do. 

My agent was awesome kicking their behinds to the curb and not taking any BS stall tactics, so I was actually feeling more sorry for him than for me.

The curb appeal is important and a marketing issue - - so I man-up and take responsibility.

Give the property a curb appeal uplift... that will help establish a good rapport with the neighbors and show that someone cares about the property. 

curb appeal?

I would say that 4/2.1 would be ideal.6.Modern features such as a functional 2-person master bath, social kitchen, attached 2+ car garage, central heat and/or AC, non-gold features, etc.7.Clean, decent, functional yard (low cost of upkeep, so no pool and probably no water feature)8.B neighborhood or better, and on a decent or better street.9.Attractive curb appeal.

You may be better off if this upstairs tenant moves out and you are able to get a new tenant at a higher rate.As far as telling someone you have had a complaint about the smell coming from their apartment, you are not breaking any laws asking them to curb the smell.