I send it with USPS proof of delivery but no required signature verification.

I was told the red tag was placed due to no permits but I myself have seen the permit for this place on the interior wooden framing prior to the Sheetrock going up for the walls inside.

Usually, lenders don't want to write mortgages that small at all - no matter what your qualifications are. 

It worked fine for basics, and I even did some barely passable permit drawings on it, but it is by no means pro-quality.  

But then, I just read the signs of the times, no special insider knowledge.

They will likely know of your property, or at least be able to get an idea and let you know what they are seeing in your market for your quality of space.As for how to calculate, there is no set strategy.

Aggressive marketingWe currently have a fairly aggressive marketing strategy but there is always room for improvement.With the current NAR settlement, we will no longer be able to market commissions to agents on the MLS.

Has a huge impact on Park City, little to no impact in Vail and Aspen.

Yes and no.

Specifically, the law requires the seller to provide information regarding all room additions, structural modifications, alterations, or repairs made to the property since obtaining title if they were performed by a contractor.