There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

Studies show good staging does have an impact on your sale.

Fortunately, he moved to FL after the sale, bought a mansion as his retirement home, and saved by the state's homestead laws.

Even if they're off market doesn't mean better pricing, they may not be on Crexi or LoopNet, but if they're for sale, they're being marketed. 

Been listed for 5 months for sale, but it's is a land lease now with 29 years left.

How do you advertise it for sale?

Quote from @Stuart Udis: Jay noted some good upgrades.Bathrooms: I spend more on tile across the board but even more so on for sale housing.

Assessments in NJ are not done on sale, unless it's a new build or a complete renovation where the permits tip them to reassess, so every three years or so they reassess all of the properties and taxes go up most of the time.

If I'm looking for a used phone then chances are that I'll be able to find a listing that's a great deal (substantially below market rate) after some time.. but with houses that wasn't the case.

What you need to do is show what compelling argument makes taking this chance on you make sense.