Find an investor friendly agent and if at all possible bring cash to the table.

Under a full guardianship that means we are untimately responsible for everything, income, expenses, housing and medical decisions, taxes, debts, mortgages, wills and estate planning, suing or being sued, investments, real property, unique asset liquidations like oil/gas leases, coins, fine art, notes, cars, foreign real estate, boats, wine, financial exploitation investigations including forensic accounting, criminal and civil trial testimony and recovery of funds when we are lucky, budgeting for liquidation of assets in order to fund medical and care expenses, (I could go on for hours); basically everything you can think of in your life... imagine someone else having to do that for you because you're incapacitated.In my work I'd estimate I've been involved in the sale of 300-400 properties, maybe 100 probate cases and many hundreds of guardianship and DPOA cases.  

When we bought , we were the only ones at the table but when selling we had 5 offers. 

I'm assuming because everything else was somewhat cookie cutter for him and this is a unique transaction for both him and I.

I'm, of course, talking in generalities because each specific case has its own set of unique circumstances, but we're seeing a lot of people who were traditionally flippers altering part of their focus to a buy-and-hold mentality - and they're seeing even greater ROI.

Loopnet is so legit, it has a Wikipedia page:https://en.wikipedia.org/wiki/LoopNet"LoopNet is the most heavily trafficked commercial real estate marketplace online with more than 8 million registered members and 5 million unique monthly visitors." 

She's been anxious to sell the house, but with less than 4% equity in it, I'm pretty sure that even if she got market price for it, she would walk away from the closing table owing transaction costs.  

Point out to the appraiser items that are new or of especially good quality, as well as unique features that might improve it's value.

Obviously you need to come to the table with a substantial knowledge base but you won't know everything. 

In reality they don't have any EMD on the table so they could really kill it if they wanted anyway.