I would position increasing the commission as a way to attract buyers agents and a way to fund your efforts to more aggressively promote the property.Asking for more money on smaller deals is reasonable.

But does that strategy actually apply to a well-known tourist attraction city?

ARV per market average cap rate - this will give you a more attractive result for your ARV, but you'll need to do more homework.

It will attract folks that are legitimately interested so you can focus on them instead of spending a ton of time cold calling and direct mailing - which does work but you have to be prepared for the long game in that space.  1 year and 7,000 DMs later you might get one owner financed deal

Is this an attractive option for any investor?

I figured the listing price would be based on comps (like when I bought it), but I was unsure because it is a pure investment property now and I thought maybe it would attract a commercial buyer (where NOI is king).

The upside: beautiful, reliable (more hands off) and attractive rentals with utilities on the tenants in an A+ area and set up for the long run.

There''s so many attractions, hospitals, and IT travelers in that area that it would make total sense.

Real estate is a numbers game and law of attraction shows you will get 80% no's.

I would contact the Tenant and let them know you are cleaning out the food, trash, or anything else causing an odor or potentially attracting pests.