Computers can analyze property based on subjective data (square footage, # of beds/baths, etc.) but cannot calculate for objective data (quality of kitchen cabinets/counters, size of bedrooms and bathrooms, view out the living room window, etc.).You should study the market yourself.

The size of the house is 3500 sqft, single story, and only a 4/3, and rather small at that BR/BA count for the neighborhood. 

The downside of that is I am leaving money on the table.

Cold calling and direct mail tends to find the most success among small-mid sized teams.

I would have to imagine folks who are competent enough to represent this type of value-add are typically focusing on larger opportunities than small to mid-size SFR portfolios.  

Current lease has size limits for both but it's time to reconsider- are size limits enough or scratch them all together?

You can use Airdna & other STR estimator tools to get data on potential income/vacancy based on your location and property size. 

Check out the table that I sent you, it does a good job demonstrating that commissions on real estate transactions in the US are actually right in line with many other developed countries.Be aware that almost all of the major reporting on the NAR vs.

She lacks the understanding that there are multiple GP partners involved in larger sized deals.

Already helps a lot if you're bringing a deal to the table...