I've witnessed that some motivated sellers get extra motivated when their buyer is likable and as pretty a lady as you are. 

This lady is not from this country and I believe its a since of pride that she doesn't want to extended the dead line.

I know the renovation is a wild guess especially for a big home.

Mail to that zip code several times, since response rate goes up each time.I've sent 300 yellow letters and received 5 total calls; 1 upset lady I was able to help realize I'm not some scum of the earth investor looking to take advantage of some poor sole. 2 sellers and someone called right after the angry lady who I would have to go back in my notes to remember what they were asking me about.My first round of letters I had mentioned I'm an investor and have since realized that may not have been the best message to send out.

It's been a wild ride so far!

It was installed for the Ladies to see and demand to have!!  

Then one day I had a scheduled showing w/ a potential tenant.Got to the rental, garage door wouldn't open.None of the lights would turn on.Flipped main breaker, nada.Everyone in the area had power but me.I had to show the unit w/ only natural light.The lady did not rent it, not sure if it was because of that, but the lack of power definitely didn't help.Turns out when previous tenant moved out, and asked power company to finalize his bill, it essentially shut off the electricity.I ended up having to set up landlord reversal w/ the utilities companies, to prevent the same thing from happening again.Lesson learned.

As far as staging, I have a lady here in the area I like to use a lot, she does good work and a fair price.

-----------My mom is an amazing lady.

Then there would be a house with no basement which means no pool which means no ladies which means no college boys as tenants.