If they had actual deals, and sell to investors then they shouldn't need to still spend half their time or more marketing to new investors.

Spend the money and talk to a real estate & business attorney who can advise you on transfer vs. keeping the LLC, and keep you out of trouble.

I think the best you can do is add a few accent walls in the bedrooms and make it less neutral. we paint everything white in our new builds and very neutral as well as do higher end simple painted accent walls and trim walls to help make the house a little different. if you really want to sell I'd get a interior designer / stager and spend 5k with a way more experience agent who sells new builds. we are licensed if you can't find someone. the way I market is very different. 

You should spend some time and take a few trips to NC to see all that this state has to offer. 

When I managed properties the owner would regularly call me in his office.... why did we spend $1/sqft to paint this apartment, why did we replace a fridge, what does it cost $2500 to do a simple make-ready on a 1 bedroom luxury apartment?

You may consider a business attorney familiar with your state or jurisdiction if you do not wish to spend the time to do it on your own.  

If you spend enough (usually around $2500) you can get discounts on items.  

We could spend all day hashing out whether brokers or nonbank lenders are better, but in reality, either is fine. 

You'll spend typically 30% of your net on marketing costs

We have a one year old daughter who keeps us busy and we love playing sports and spending time outdoors with our free time.