Given your situation, it sounds like you’re facing a classic investor dilemma: do you throw more money at repairs to sell at a higher price, or do you cut your losses and drop the listing price?

Hired someone to cut the opening below that window and installed the new AC through the wall.

Never done it either, we've been approached to lend by some investors looking to do it.The risk of insurances rates skyrocketing or simply being cut off makes it extremely difficult.You also have to consider rental demand.

Any day now my cut is coming and I can retire. 

I think that your assessment is very helpful and it is true that I am trying to offset costs and cut my commute.I have also had reservations about a flip/brrr because of the difficulty of finding a builder for my team.  

Not only did it cut his living expenses drastically (and the triplex appreciated $843K over those 10 years, not bad on a $20,000 down payment even though that was a fair amount of money back then), but one of his tenants eventually became a business partner on his next investment.

The end of the year statement the bookkeeper prepared for my taxes this year cut my accountant’s time in half compared to what I had been providing him.

Therefore, if the housing market has stagnated or the rental market is in decline, it may be wise to cut your losses and sell the property.

I won't buy a property, that I can't simply cut a check for.

Cutting back vegetation etc.The home probably got more deferred maintenance, water damage evident even in this video.