I have thought about reaching out to cash buyers who have a decent sized portfolio about possibly managing their STR/MTR homes.

Hey, BiggerPockets community I am curious about landlord-tenant laws in Seattle when it comes to giving a tenant notice to sell a home as a landlord. 

To answer the title of your post, selling fsbo can be a good idea if:- you have experience selling RE- you price the home to sell- you have systems in place to collect inquiries and facilitate showings i.e. call center/email/google forms for screening inquiries, showing agent, lockbox, security alarm, etc. - you have dozens of local agents who can market the property for you and bring you a buyer- you are listing in a desirable area with low-inventory - you are not in a rush to sell

I've managed this home for 15 years and it has no signs of movement, as confirmed by the engineer, but the sellers accepted the offer because the home is fully paid for and they just want to walk away.

Quote from @Li Li: I’m exploring opportunities in Knoxville, TN, for single-family home investments focused on long-term rentals, with a strong emphasis on cash flow.

does anyone have a Sales agreement i can use between me and my friend who is buying my home? 

Numbers get inflated by international students who are not, on majority, buying homes or staying past their schooling.

Ants, spiders, flys, and other ordinary pests are often brought in by tenant behavior, so it's reasonable to expect them to handle with removal.Bed bugs are 100% the tenant's fault because they do not travel from home to home on their own; they have to be brought in.

I own and manage 5 single family homes. 

As for ARV, check out comparable sales (comps) on sites like Zillow or Redfin, or talk to a local realtor for a better idea of what similar homes are selling for in the area.