"Lester the Lister"
I would recommend focusing on the items that propose a safety issue. Cosmetic items are secondary. Contact me and I will refer to you a couple of local agents that are experts in your market.
If you are not ready to pump in more money then get an expert's opinion (an agent) and price it right .An agent would be able to do a CMA of what was sold in your area recently and look at the inside of those properties and then compare it with yours to help you reach a decision of the right market value.
I can connect you to some agents in that area and they will be able to guide you.
Hope this helps!!
I would invite three agents to view your home and give you ideas of what's needed to be done to make your home attractive to buyers in in your town. If you would like, I can do a little study to see whom I think would be good and have them contact you.
Overall, buyers want to buy a home that has no deferred maintenance, newer appliances, updated plumbing, electrical and heating (including a/c), modern conveniences and is ready to occupy.
Hope this helps.