From your description, you should think about raising the floor since it's just one room that is low. 

Use Meetup.com to post your meeting as well, with good keyword descriptions.

Ha, the agent description can be a joke at times.

Include your list price, pictures, and property description.

If the zoning is R2, R3, R4 or a "C" commercial zoning then there will be a description of the allowable uses.

Also use descriptive marketing paragraphs of why your house stands out.

Some Probate petitions that I have seen have the Public Administrator as the Personal Representative, which we can save for another talk, but for now here is a detailed description of how the sales of Probate real estate in California works.Let me know if this helps.Sales of California Real Property in ProbateInvestors in real estate sometimes wish to buy property out of probate estates.

I appreciate your immediate and descriptive feedback, thanks!

You can pay an attorney to do the docs once, them use them again and again (if you know how to alter the names, contact info, terms, and legal description). 

. ~1500sf ...non-descript...rental ready home for $75k cash (my cost to build including my lot)Appraised value being approx $150k.