When the market does drop and houses are selling at similar cash, then I'm buying the dip.If it passes inspection, flying colors.

@Logan WrightGo with a carpet that is a little darker and mixed with light and dark brown in order to hide dirt.

I am kind of in the dark when it comes to paperwork for renting a home as this is my first time.

Leaping to a very dark place, in a worst case scenario your only option might be to threaten to sell your interest to someone she hates. 

I know a guy in my area whose HOA insisted that the frames had to be a certain color.

If the lead bails and doesn't go to closing, that's a risk the agent is expected to take (and will color their eagerness to buy anymore leads from you, so for repeat business you will want to make sure it's likely the lead will go to closing).From agent-to-agent it's a referral and the referring agent usually gets an easy 25% of commission for making a phone call. 

New mailbox and address  lettering  1000%light staging, light furniture, bright colors ( while or off white).These items are the biggest bang for the money and effort!

But those that show you their true colors, run, and run fast.  

I like trainer Brian Buffini's method of showing competence and character at the same time.One thing I used to send out once a month that people really liked was a nice half page size glossy postcard that had local events for that month listed on the color postcard side, and on the back side had a note from me with a paragraph about how the market was doing.

They are simple and contain all sorts of colorful charts, graphs and photos, but again, it's just lazy.