OK, we put it on the market in mid-February, then there was a ton of snow and ice. We had an ice dam. A LOT of water leaked into the kitchen and bathroom, we took it off the market.
Replaced the roof April 1.
Repaired drywall in kitchen and bathroom. Repainted almost every room to neutral colors.
Put about 10K into the house so far in 2019. Asking price is still 165K. (The same as it was in February). The feedback we get from the showings is that it's priced well, it shows "excellent", but the buyers not interested. People who've toured the house (and not made an offer) are bothered by it being across the street from a cemetery, as well as the asbestos siding shingles. And there's no bathroom on the main level (one is upstairs and one is down in the basement). Are any of these actual problems for the right buyer ??
If we get an offer for anything less than, say, 10K under our asking price, we most likely want to rent it out again.
We are considering replacing the siding even though it is in quite good condition (but that would cost probably at least 10K) and renting it out again for a while to recoup that expense.
Over the 11 years renting, our net positive cash flow has been $54K. So we're still in the black... Depreciation recapture will be about 40K.
What would you mustachians do?