I also do a 2 step listing. I go to the home and make sure the owners are ready to sell, not just in the mind but in their product. I work with them to stage their home and make it like a show place. If it needs a roof get the roof, fresh up the landscaping and have the house professionally  cleaned or do it themselves. I think a home that has great presentation is a must. After all the things we discussed are completed then I go back and take the listing.

Good Checklist Rob, I had already adopted many of those philosophies after learning them the hard way.  

I agree Laura we need to really get our sellers with the game. I do a lot of prequalifying on the phone. Why, when and where. Then I really drill down on some questions. I prefer a one step listing.