Sounds like you are going to be selling without professional representation. You know, you just may be able to do it. However, only about 10% of homes are successfully sold "direct", half to the time to someone you know, half the time to someone you don't know. 90% of the time an agent lists it to sell.
1. Interview at least two Realtors and have them assess your situation. Compare their proposals, then try it yourself. If it does not sell, then you can move to plan B.
2. In any given market only about 20% of homes are prepared for market, priced right, and marketed correctly. That means that 80% of LISTED homes are no prepared correctly, over-priced, and not promoted.
3. IMHO you will have to major challenges - unqualified buyers. 90% of the time the buyer that purchases your home will be represented by an agent. But 10% will not. And this for LISTED property. For owners selling on their own, the average is higher, so make sure that they buyer is really qualified.
4. Appraisals - on May first the way appraisers are hired and assigned was changed. We are having big problems with homes appraising for what we think is fair market value. Most buyers need financing, and if the appraiser says that you home is worth $20K less, either the buyer comes up, you come down, or somewhere in the middle.