Your best bet is to use an agent, but sign an agreement with them agreeing to pay their commission.

I plan on keeping it forever as a rental so I didn't care.I can clean up the title later if I choose to.Exactly until you get a title report  or prelim title report or title commitment whatever moniker they use there.. its just all guessing that title is clouded.. plus a recorded purchase from 2 or 3 years ago.. i bet will easily be removed by a new insurer.  

After speaking with the buyer we agreed on some minor adjustments and now we are back in contract and everything looking good.

The location is more easily adjusted once the property is listed.

But since it's an abandoned trailer park in Georgia, I"m betting that's not the case.

She indicated the Toledo Blade article below as a good summary of why but it sounds like her office served the public in adjusting property values which resulted in aggressive reductions as a result of the crash in real estate values. https://www.toledoblade.com/opinion/columnists/2019/06/07/intervention-might-clarify-lucas-county-property-tax-valuation/stories/20190606104It is only logical that requests to reduce property values will be declining in number and percentage of value, Toledo's values have done exceedingly well over the past few years. 

you are absolutely right and sorry if i came off offensive... i am a consumer and have had the same exact experiences. agents who put you on set it and forget it through their portals which will narrow down properties based on area and other general details and never contact you again unless you call them and there are agents who will go look at properties for you because you are stuck at work gather all information and give you advice to continue to examine or list 25 negatives to talk you off your emotional impulse buy. it took a few agents before i found one who doesnt mind to work for their commission and i will use him on every deal within his license jurisdiction.you cant expect a consumer to be happy to work with someone who just goes through the motions because they've been in the RE space for 20 years.. much rather give a recent college grad with some motivation the business.you sound successful and i am willing to bet its not because you set it and forget with you clients and you actually work. god bless

How should we adjust for finished basement sqft with respect to coming up with the range of $/sqft that a neighborhood can support?

Understandably my numbers may be a bit skewed, as I did not adjust rent for utilities if I do not charge the tenants.

After adjusting the numbers, it looks rough.