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He is currently talking with an agent in the same office as the property manager who quoted him a list price that appears lower than comps in the neighborhood that sold within last year.

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Sounds like that will appear in the next iteration before it's sent out.The first home purchase I made was two years ago and I didn't look closely at much that I signed.

Because of the growth of the past 6 years from when the Utah market bottomed in 2012, appreciation and principal pay down appear to be the only sane reasons to hold rentals in your portfolio in Utah - because compared to much of the rest of the country, the cash flow is lagging here. 

It appears this was a do-it-yourself loan and that you did not use a broker.

@David Detweiler, following your post, appears you got busted for renting to too many people.

The roof has an unknown age as no new permitted roof has been pulled in the past 30 years, but no appearance of roof leaks currently, but looks aged.The bank asked me to give an offer...Comps in the area have sold in the past 12 months from 110-119k, rents seem to be around $1000-1100/month

@Andrew LeBaron thank you so much...VAs appear to be the right answer!

The current tenants are great and I'm not looking to sell anytime soon, but I'd really like to do something to improve the appearance.