I have no emotional ties to the property, its purely an investment for me, so agreed value looks like the best route for me.

I sure hope things go smoothly considering the unnecessary emotional trauma me and my child have been through.

But, I have found being peaceful and having a tenant leave the place in good shape and on time without emotional headaches far outweighs a little money.

Plus, at the current moment, you're likely to get into some bidding wars with buyers who develop an emotional attraction to a home whereas you should solely focus on the numbers behind the deal.

It takes the emotion out of situations like these. 

But when it comes to running your business, it's best to leave emotion out if it.

We just need to be making business decisions and not emotional decisions.

I truly hope you are openminded enough to see DATA for what it is and not use emotions or opinions to defend a claim.So here is my single statement in an attempt to help.All the reasons you listed why you think cold calling is the best, has nothing to do with cold calling. it has to do with finding a motivated seller, and no list can possible find motivated sellers.

That's why we decided to have tenants pay for damages...the response has been that they are not planning on damaging their house...and even though they are renting, they are taking "emotional ownership"....We listed it 10% below market, but requesting that they pay for damages, not wear and tear...it has worked very well for us...I hope you put it to the test...we are also local and are self managing and have put in our lease agreement that we will be planning on coming by and inspecting the property and let them know that we don't care if their living space is cluttered with clothes, etc....just checking for damages....if you still plan on using a property manager, most managers will charge about $100 per visit, which can cut into margins, but in my opinion, it should be less than paying for damages. ...I hope this helps...let me know how it goes.

I have seen sellers take less money to sell to someone they get emotionally involved with.