In that sense, the institutional market carves out the standards to which other loans are compared. 

If you have comparable properties that match then you may not be overpriced, but I would suggest expanding your marketing efforts.

Equity loans/lines also have little/no closing costs compared to a cash out refinance.

That's a foreclosure or deed in lieu set-up.Sorry to be harsh.  

My 1-bedroom units are large compared to the market (800SF), and when I first viewed the property I liked that aspect.  

My usual game plan is to offer 5% below the low market comparable.  

I haven't used those sites, but if you think it's a good research tool, their monthly price seems small compared to what it could give you.  

The appraiser used homes that were 2-4 miles away from the subject property - in Montgomery, AL that is a long distance and the neighborhoods are not comparable.  

While with that job I had the contractor do this job because he did a few jobs on my primary and I was pleased and the price was right (based on asking around) - well no I didn't compare - and this is what I'm doing now with these other jobs to do it right.It's back to getting bids but how to choose which one - still reading on this and like with all things I expect to learn it by doing.

When I talk with friends about this very issue, I often ask them to compare the option of keeping the home to moving that equity into a better investment property.