Oh, poo! I didn't get the listing...
...I noted to myself, sarcastically. Recently, I was contacted by an out-of-town seller. This seller had a FSBO home on the market and was apparently having a hard time selling it themself. I explained that I would need to take a look at the property in order to give them the most accurate opinion of market value. An appointment was made the very next day to meet the caretaker over at the property so I could perform my evaluation. 
You never get a second chance to make a good first impression. I noted a few major home selling no-nos during my evaluation of the home. The sidewalk entrance was almost literally covered in bird poop. → And, bird poop at the doorstep does not give that warm welcome you want when you're selling your home.
Buyers expect clean or better yet, new. But, if it can't be new, it better be clean. The house itself was not in horrible condition, needed a good professional cleaning, but the carpets located in the bedrooms were all stained and dingy. ↑
Pricing over market value will oftentimes result in fewer showings. Today's buyers are only a few clicks away on their smartphones from knowing what other houses in the area are selling for. I prepared my Marketing Proposal and pulled comps for the CMA. I noted the findings from my personal inspection of the home along with a number that was right in there in terms of market value. (I might add, the seller had it listed FSBO for about $25,000 more than market value.)
The next day I reached out to the FSBO seller and asked if they had any questions about my findings. The simple answer was no. They did not agree with any of my findings and they could not work with me. After wishing them the best of luck, I thought to myself, Oh, poo! I didn't get the listing. I smiled and let out of sigh of relief, and went back to my day. NEXT.
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