Am loving the ideas above... only thing to add is that the old saying "if you aren't embarrassed about your offer you offered too much" has to be tempered with reality (in your case, a sister property sold for about the asking price). 

That's what he gets for trying to embarrass me in public

It just may save some...embarrassment down the line. 

@J Scott, that's what I would expect.It still (almost) embarrasses me when I get all the information I need to do a conventional loan for someone,that same person will later ask me to recommend a Private Lender for a Rehab/Flip and only have a couple of sentences scribbled on a cocktail napkin to describe their Project, expecting 100% purchase and fix-up money by the weekend.

My competition doesn't put a lot of pride in showing a clean place, I am embarrassed if the shower isn't clean when I show it.

At the same time, I'm embarrassed to say that I don't think this was the wisest decision given our market.

They feel embarrassed or don't want confrontation when you are after them, text allows for communication without that sense of intimidation.

He's actually licensed and works at a property management company that has employees, etc.Dave is quite astute; I really didn't want to get Dave involved; because I think the issue is a bit embarrassing to reveal to a new property manager.

Many embarrassing things have been said that were deeply regretted after having too much to drink at holiday office parties.

"Hey, I'm about to file an eviction, that'll cost me $100 and go on your Record, etc. and it'll take 2-3 weeks before the sherif puts your stuff on the curb, but if want to save all that embarrassment and can be gone in a week and leave the place clean Ill give you. $200 when I get the keys and do my inspection" or whatever amount.