The reality is that due to the high opportunity value of cash equity in a rental property reduces cash flow to the tune of approximately $833/month/100K in equity.

True, but wouldn't the increased cost reduce potential tenants?  

This is amplified by the reduced income from you occupying one unit.  

The $25k is reduced by 50% of the amount MAGI exceeds $100,000.

., and that price is whatever they removed the listing at- regardless of whether it was negotiated down or reduced offline, if they did not enter it.Now, as an active watcher of Zillow (and searcher of craigslist) I know how long a specific apartment has stayed on, I can see when and if there was a price change and if I save the property it will always be reviewable even if it rents and is taken off.

It might be worth using an agent this time if you can find one that will agree to a reduced rate for handling the sale if you already have found a buyer, like 2%, then follow along carefully through all steps from proper disclosures, contracts, inspections, contingency removals, appraisal, walk-thru, etc., so you'll be better prepared in the future to handle a sale on your own or, if not, at least understand the process and how an agent earns their fee.  

The investment bankers in the U.S. whose activities made the 2008 crash so disastrous didn't have to pay fines that reduced their profits significantly.

Let the seller perform some duties for reduce rent(against this)?

If you repaint the cabinets and it takes 8 hours but you save money there so you can buy the granite counter tops/higher end appliances that may attract the buyers quicker thus reducing holding costs, you might be better off repainting.

I would reduce pictures of fish and add pictures of house.