@Kyle Pockat The reality is that if buyers are willing to "overpay", they're probably not overpaying at all. 

The photos on the listing is what gets your buyer in the door. 

However, I see rather strong interest from out of town buyers because the cost to enter the market here is so low.

Yes I understand that at end of day it'll still need to rely on buyer due dilligence to verify and it's a risk management decision, but tax return filing does carry more weight than seller's income/expense statement in my mind. 

Doesn't it make sense to go with them rather than waiting on the market for a retail buyer?

Maybe even a gut rehab.Are there tenant buyers who would fix then flip a property that is distressed?

Find another buyer

Do security deposits accumulate interest in favor for the buyer?

You just cannot count on comps because like anything in real estate comps are just one indicator but do not necessarily mean buyers will want to pay top dollar for your property especially if it is a fellow investor wanting to buy from you.

& now I have a buyer who would like to purchase commercial property to operate their business in.