One suggestion I would throw out there is to hire a real estate photographer for around $100 to photograph the whole house.  

I know that the agent's marketing stradegy would play a big role in deciding on an agent they would like, but what specifically within the marketing strategy appeals to investors?

Photographs would be helpful too.

Experts have noted that listings that used the word "unique" sold for 30 to 50 percent less than comparable properties since it can connote that the home will have narrow appeal.

It gives the place a much higher end appeal.

Other than schools what appeals to you in the 400k+ SFH price point?

I have bought   "Luxury" 4 br homes by the beach, pool homes, and some lower middle stuff, but everything is a pretty house, or it has that X factor, appeal, usually one of the nicer homes on the street.  

The property also has a brand new rooftop deck to add some marketing appeal.  

But I'm at the point where I'd like to borrow from private lenders but I want to make them an offer that is appealing for them and still feasible for me.

Hi @Michael WolffsPM me, I have an attorney who's done 3 successful tax appeals for us.