I understand it could vary from situation to situation but is there a ball park figure to go off of?

FSBO generally will only attract low ball offers.

My first step is to figure out the phone number situation, then create a website and order maybe 100 bandit signs. keeping numbers small, but getting the ball rolling on marketing. 

Everyone will assume their house is nicer than it is and bump themselves up tiers only to get "hurt" and accuse you of low balling when you explain the actual condition. 

My realtor was getting nervous for my low ball offers that very few even respond.

Ball park that at your $260K. 

While you are volunteering at your local vets/lions/moose/elks/kids ball game, the conversation comes up and bam!

I have a can-do attitude sometimes that gets me into troubleI apologize in advance if this issue is answered elsewhere, but I atleast wanted to get the ball rolling so time can be an ally instead of a foe in thisI'm sure there are many questions I should be answering but the general gist is I have atleast 2 months, possible as many as 5, and I want to take advantage of that and walk with wisdom and hopefully have a situation where the current owner, us, and hopefully a new buyer all make out positively.Thanks in advance to all who take the time to read or provide feedback

I've put a lot of work, studied hard, and put a lot of effort to get to this point, but I am driven and just want to get this ball rolling correctly. 

I wish I had your crystal ball to predict the market.Investors buy and sell houses in every market condition.