Flat Rate:  A percentage will not always work when running your pro-forma. 

Fix the outstanding permit issues, (fix leaking gas pipe, prove basement original/make it uninhabitable) update panel, FIGHT CITY TO KEEP BASEMENT.

Get an inspection done and make sure the electrical panel is certified. 

Ask them how their fees are broken down amongst the services they are providing - the answer will be eye opening.Finally, keep in mind that every service that an agent provides can usually be bought individually for a flat fee (e.g. $2500 to do paperwork/negotiations, $200 to list on MLS, etc).

For comparison, the national inventory is at a 3.5-months supply, according to NAR;Townhome/condominium sales fell for a seventh straight month – down 9.2 percent, with the average price flat at $211,241 and the median price up 2.8 percent to $174,750;Lease properties staged another strong performance as single-family home rentals shot up 18.4 percent with the average rent unchanged at $1,746;Volume of townhome/condominium leases surged 16.7 percent with the average rent up 2.0 percent to $1,530.

If older (early 80s home) and home has wood trim window panels then *definitely replace.  

Long story short, the guest had stolen and pawned all 7 of our flat screen TVs before flying back home to the UK.  

If it's circuits are intermingled with the main home, then you're either out of luck, or you'll hire an electrician to put them into a sub panel. 

CA  and Seattle and portalnd you have physical constraints as well. mountains oceans rivers etc etc.. its not like flat fly over land were sprawl is easily achievable and the only thing stopping it would be govmit 

Both Units - New roof, electric panels, windows, lava rock landscaping and small patio in fenced in back yard.