Decent houses are getting listed at $25-40k over their Zestimate (not a perfect pricing tool, but when it's across the board that they're that overpriced according to a common metric, it seems like an indicator) and the nice ones are going "Pending" within days, many times cancelling an open house before even a week has gone by.

Perfect - this is what i was looking for.  

@Mike Flora  I grew up in the land business  and my dad and other agents who sold land knew how to sell.. its an art form.. and those that perfect it will kick butt on those who have Zero sales skills.. its all choreographed.. from ringing the door bell not at 2 minutes to the top of the hour but within 2 seconds of the top of the hour.you wait if your appointment is 5pm you have a very accurate watch you wait in the car you knock on the door EXACTLY at 5pm... you try it and you would be surprised how many people will say..

@Robert Obniski that floor looks perfect for flips!

If you can get someone that fits your lease requirements perfectly, always go for that. 

In my desire to make the house as “perfect” as possible, earlier on, I decided to try to strip the paint from all the casing on the upper unit (note pictures of pink casing), this turned out to be a TERRIBLE idea.

I need to really find my niche and focus on that perfect niche and stick with it.

@Malick Guindo this is the perfect place to start.

Not everyone likes them, but they work perfect for me!

This is not a perfect science of course and you'd still want to go into detailed analysis at a later time.