Thank you for your post.
Let anyone know your level of motivation (except your Realtor) when it comes to selling.
What you need is a sharp Realtor that can assess your situation, look at the property, the local market trends and vales, then offer your alternatives. If you need to talk to a top Realtor, I'd be happy to arrange for you to speak to a great Realtor in your area.
My rule of thumb is to always net my sellers as much as possible.