Consistent application of a single lead generation method, such as email marketing, can lead to more predictable and higher ROI​ (Zendesk)​.Why don't you go try to catch fish by swimming after it and try to hit it over the head with a flat paddle underwater?

It also has a large flat upper roof area, although not sure if it could be used for something or not. 

@Diane StinebaughPre-packaged agreeable gray flat from Sherwin Williams. 

There are good ideas baked into what you are doing, but you may not have the time (or the locational stay) to accomplish this.

I don't like family transfers unless they are a flat-out gift, but they can be advantageous.

We have chosen to upgrade to flat top stoves and self cleaning ovens that are black.

Tenant claims they were not like this when he moved in (I bought this house with these tenants in place a few years ago, so I never saw the house without stuff in it until they moved out)  For all I know they swell and buckle in the summer and sit flat in the winter. 

My expectation is that rents will be flat this year for the most part, and then pick up steam over the next 2-5 years once we get the apartment inventory cleared out. 

If this has not been provided, I would be looking at a different agent (or even going flat fee and saving yourself the 3% listing agent fee which you could apply to the sale and still not be any further behind).

For properties under $50,000 where HUD offers a flat $1250 commission to each agent the percentages are skewed but the number is somewhere in the minus $2500 + 5 to 6% as the minimum acceptable although occasionally a computer glitch(I assume the software was not set up for a flat fee commission) the counter will come back at minus $2500.