Hi,
So glad to hear from you!
Sounds like you have all the bases covered. I love Ann's idea.
Maybe you can go out in the front yard, and when people come up to look at the house, start digging holes...when they ask what you are looking for...give them a story about buried treasure...dig up Aunt Edna's bracelet...and you will have an offer in a week...works every time.
Seriously, it will sell, patience my friend, patience.
Keep us posted!