I do this as there is so many different ways persons choose to do such, so many different fee structures, so I keep it off and I tell clients UP FRONT to keep that in mind and add what is specific to there situation.   

(We're not desperate to sell) With being new to the selling side, I'm curious what is standard for agent commissions in an off market situation.

For me, I am a little hesitant because I would be in a situation where I would be trying to secure traditional lending (which should be very feasible given credit scores & what $$ amount I am pre-approved up to from my banks), meaning that I assume I would be forced into using my first-time homebuyer loan incentives.

I wanted to share a bit about my situation and get some advice from those more experienced in real estate.My wife and I live in Irvine, Orange County, as renters.

It is my belief your current situation is not a bad position (it is a goid position that will improve with time).  

Or you can try James' approach to sell before the significant cap ex items but I suspect you will be selling at a price that reflects the impending coming expenses.It is my belief that you have never calculated out your sustained maintenance/cap ex costs and truly believe this has positive cash flow.I am trying to provide some insight as to your view and to your situation. 

@Michael Lynch Hi Michael, I am in the exact same situation as you were with a grant on my home in 2nd position that covered downpayment and closing costs, 20% being forgiven every year.I'm curious about what you ended up doing or if you found a solution.

Depending on your living requirements and your specific situation of course.

We have 3 attorneys we use depending on location & situation. 

Cash flow is great, but it can feel incremental compared to the boost you get from equity plays.For me, it's more situational.