I'd be interested in connecting on the deal and taking a deeper dive. 

It's always a good look when a negative review is addressed, tactfully, honestly and without emotion.  

My guess is your ROE would be low for either one of those scenarios and it would be better to sell than hold onto it unless you have an emotional attachment to the property.

Some are "fearful" because the market is at a peak, people have been making emotional, financially unsound decisions over the past two years, and it doesn't seem like a good time to invest.

Tell them this place is clearly not a good fit and they are welcome to break the lease and move out at the end of the month with no penalty.Look at the facts and leave the emotion out of it.

If $1500 is the difference I'd say think about if this is an emotional/fear-based hesitation to not take action.

Sounds like you may need to research a bit deeper. 

Rental Comps: Using a source is solid, unless they are themselves an agent and can provide deeper insight maybe.Cosmetic or Structural Repairs?

I graduated college this year and would like to dive deeper into real estate.

The buyer's agent will help cross-check and evaluate the property/market without being emotionally tied.