I can't help you on the agent part of things, but I do think making a list of all the steps you need to do to buy a property (find and agent, get prequalified for a loan, make x number of offers) and then put that list above anything else (regarding real estate) and try to start crossing one item off after another could help. 

A good rule of thumb is to plan on spending approx $10k on all the standard items for your unit like your washer & dryer, linens, small appliances, dishware & cookware etc., plus $2-3k per bedroom.

Let's say the tenant has a horse and someone stops by the property to buy an item they saw on Craigslist.

My company has a higher listed % fee than some others (8-10%) but that includes more services, other have lower fees but have other items that are additional costs.

Basement also has some dusty looking floors and drywall not done.I don't think someone is not making an offer because of these minor items.

My husband and I are in the same boat with a VA loan, and being told that since we itemized and deducted so many repairs, etc last year from our new rental that we can not count any of the 3k in rent towards our income, and so the 2850 mortgage payment doesn’t offset and therefore ruins our chances of getting a mortgage :( 

Make a list of expense line items and validate. 

What are all the line items in the expenses line?

It's also nice to include some photos if you want things staged, or the coffee table items arranged a certain way.

Just don't forget to have your strategy for item 1 nailed down.