I think there are a lot of great cities and there are some horrible cities and just depending on what your goals and what your strategy is will help you determine where you should purchase and where you should not purchase I've always learned as well as people that I've helped that the data and the numbers have to align with your strategies and your goals that is the prime thing to always remember it has nothing to do with emotions and feelings the numbers dictate the deal the deal is decided on where you are buying based on your strategyDepending on what your strategy is will help you determine when you should purchase or not purchase, meaning if you are looking long-term buy-and-hold the short cycles that you're seeing right now are probably irrelevant if you're holding for 30 years.

Instead of trying to see what aspects of a house impact a buyer emotionally, a good agent needs to understand the driving factors that motivate an investor to buy.

Where are we in the current market cycle with respect to emotions?

Sales by nature is more subjective than other industries - especially in residential real estate where emotions run high whether or not people realize they are acting out of emotion rather than reason.

Leave emotions out of the decision.Read the BRRRR book.Do you have more specific questions?

Then I would let them know that you are prepared to go to court not only to force the sale of the home, but also your legal fees, lost rental revenue during the court process, emotional damages as the court case has you stressed out, as well as personal expenses as you have to take time away from your regular job to conduct this court case.... basically pile up any applicable fees that are allowable under CA law so they realize just how expensive this could get for them. 

Be patient and don't let your emotions cloud your judgement.

Client-agent relationship is professional, there shouldn't be an emotional side to this, if you can't get the result you expect and they can't deliver it to you after the expectations were clearly set, then it's time to part ways in a professional way and find an agent that is willing to commit to delivering the level of service you demand. 

I'm a seasoned investor and don't have the desire to compete with emotional primary buyers in the Las Vegas market nor compete with hedge fund investors paying $30k over last comp and trying to get $500 over market rent comps (like that house in North Las Vegas). 

I am considering keeping the home as a rental (would use property manager), but I've read the literature here on BP as well as other sites about why renting your own home instead of selling can be a bad idea (emotional attachment, cash flow issues, sunk costs, etc.)