I know it may not be the best method but I have been using a realtor and the MLS and everything I analyze seems extremely overpriced.

You can get good caps in B- / C+ areas, honestly even in slightly better areas.

You should use airdna.com for market research in your area as this is extremely helpful.

I only own a handful of rentals myself, and have been extremely satisfied using innago.

After reading the reviews I honestly don't blame her. 

He knows the area extremely well and is very friendly.

Right now the property manager is so bad that it looks extremely promising to be done with the property but its not like its a "must sell" kind of situation.Open to thoughts, comments, or advice.

Thanks for the feedback @Dennis M. and @Jason Carter - to be honest I've been surprised on the advice to not utilize the 401k - that's more of a gamble in my opinion than a good real estate deal, but I think it's really about the math and the necessity of using it.

That extra $15,000 not only covers full commission, it also puts more money in the seller’s pocket.I work extremely hard to market and expose to the highest amount of buyers and the Agent's that represent them in order for my Seller Clients, to get the highest offer for their home. 

The main reason you'll get the home back invariably in worse shape is you are giving this house to an extremely (extremely) week family.