I made the mistake of listing and staging a vacant house last year.  64 business cards and going over 4x per week to shut off lights, turn down the a/c and close the back door was all it got me.    

Reach out and I'll do my best to answer them (until OD marketing/legal shuts me down, anyway).

My advice to you is to first shut down that LLC and stop paying the fees.

Not business size, It should be in an invitation size envelope with the back flap tucked in instead of being glued shut, no return address on the outside of the envelope, they have to think the letter is from aunt Grace or someone they know.

If it seems like you're grilling, interviewing, or interrogating, the seller is going to shut you down.

Try to get them talking (ask simple questions, but not 'yes' or 'no' questions), then shut up and listen.

The "Just shut up and mail it!"

While probably not the best answer if you're trying to build rapport, it generally shuts the discussion down immediately.

So, its NEVER too late unless a city shuts down STRs.

Feel free to AMA for another couple days then I will have to shut it down.