For multiple reasons, I do not want to keep the property for more than 2.5 to 3 years, but am willing to keep the property for a couple years, as I've seen comments here on BP that selling quickly after a cashout refi raises eyebrows at the IRS.

I don’t do small amounts routinely.

Quality properties are selling within 24 hours of list with multiple offers routinely.   

I routinely find lots for sale that are not buildable.  

I have had my attorney bless the QC deed I routinely use for myself.

The ones already doing a bunch of routine work in the neighborhood will charge you less than someone driving 45m out of their way just for your property. 

They respect the property because they are your friend, or they routinely expect special treatment from you because they are your friend.  

But for me, there's a lot to learn within each of these cycles and strategies that hold fairly true - make them a routine for any given circumstance

In my opinion, the answer is off base.I've routinely seen agents simply release the Buyer from their Buyer-Broker agreement is they were unhappy. 

I routinely get hugs after closing with a motivated seller.