.#1:  Get the emotions out of it, and keep them out, or they will find a way to get you to rationalize some solution, that isn't a solution. 

What I mean by that is continuing to feed the pot with a bad hand using the rationalization you have a lot of chips in there already that you would lose if you folded...and that would be completely wrong.Poker is a lot like REI in this regard. 

You can't do a SLO in TX as you (the middleman) won't have fee simple title. 

People don't get penalties when actions area taken rationally and defendably.I believe that you should never do something you know is wrong just cause you can get away with it. 

I love applying very systematic ways to calm my brain and think rationally through a situation. 

But frankly, buyers are human and not completely rational, so the best you can do is guess what someone else is going to be willing to pay and pad your numbers.

I'm used to dealing with all clients directly, so there is no way I could deal with a middle-man in negotiations, etc.

To just be a middleman and buy a house for $50,000 and say, “Here it is for $60,000,” and not have any value added in there, it becomes a little complicated.

Anyone interested in rationalizing keeping or selling?

No middleman.