For the most part unless your agent does analysis (which you would have to double check anyway) or has access to off market properties (which you may not be comfortable with anyway) buyer's agents don't vary that wildly. 

That's if there is road access without driving through the rest of your land. 

The house has about four areas where the drywall is cut to access pipes and some other areas with peeling paint.

Mine for this one was expanding my mind even further on ways to get access to more money to scale the business even further.

Filthy, dirty people and they left it a disaster zone of filth and junk in their apt, a common storage area (that the previous owner "rented" to them, which they also stopped paying for) and the basement. 

Anyway you go, short of putting a new loan on that property for the cost of improvements (and that's iffy because the IRS doesn't generally like financing placed right before a sale) you're not going to get the money back from the sale without a taxable event.So you may want to count the cost of simply taking $25K out of the proceeds as taxable boot and using those to repay your realtor.Or purchase the replacement property and then do a cash out refi to access the funds to pay them back. 

I actually found a contractor that seems reasonable to work with, but even getting him access to any unit that has become vacant, seems like a chore, and sometimes there could be a 2 week delay before things happen.

Does your record block your access.

@Eric JenningsHere are three things you might want to check out:You can access the podcasts on bigger pockets here, the money show here, and the page about local events here.

Because sellers are not some mysterious alien creatures you have to use some guessing and some special code message to make them react a certain way.Would all of you please stop treating sellers like this?