Make sure to offer amenities guests will expect, and amenities that separate you from the competition.

Just trying to price right the first time, and a competitive price but also we definitely feel our home is worth that.

@Kar SunMy apologies for not being more clear...we did NOT want to have 150 calls - it reflects the lack of housing in this market. 

On the other hand, if there was a lot of competition for the house, the sellers might be very willing to roll the dice by relisting and may be glad that you backed out.

When we find something even close to a deal the clock is ticking to get it under contract (MLS listings) but its not a smoking deal because of all the hard money loan costs and the lack of liquid funds to pay them.

How do we stand out in a competitive market? 

Property management is a very competitive space.

At this time, I don't want to miss this opportunity should I make offer directly with this listing agent to get highest chance of accepting offer or talk to my own buyer agent (which she doesn't know this off-market deal, and I don't want she to spread the word to other interest buyer and increase my competition) and see if she can help me with submitting offer? 

Lack of cash or ability to qualify for a loan?

To date, the lack of disclosure and transparency to what is happening behind the scenes is the cause for my concern.Again, thank you all for your replies.