I decided to throw one TV in the basement rec space with a sectional and a billiards table for evening hang outs.That being said, I have high speed internet throughout and a Roku+ Streaming stick plugged into the TV in the basement.

Is there anything else on the table?

I have sat for hours at the closing table going over every single items on my 6M deal.

I think you will find that the 5-6% commission will quickly pay for itself, besides, selling off market still doesn't guarantee that a buyer wont come to the table already represented by an agent (requiring a 2-3% fee).

I know I leave money on the table at times but it is worth it to me for not having to deal with a hundred people wanting to set up a time to walk a property so they can "get a better feel". 

We had to go back to the negotiating table to determine if they were going to give a credit or complete the work.

I would like to leave both options on the table.

I can also tell you we hit a number we feel is crazy and equity and my wife said “ it doesn’t feel like we have that type of money“ She is completely right because equity does not put food on the table or buy a plane ticket to travel!  

What you could do is find a loan guarantor- someone who will help you by bringing their net worth to the table- and partner up with them.

We had to pay all utilities except for water and the house only came with 4 bed frames, a small couch and a small dining room table.