It believe it is easier to sell a 3 bedroom/1 bath home than a 2 bedroom/2 bath, but it is difficult to say definatively without knowing the total square footage, layout and location of the home. Is yours the only home in the neighborhood with only 2 bedrooms? Is it contemporary in styling that it would appeal to older couples or young couples with no immediate plans to start a family? I am happy to do a walk-through and give you a more informed opinion.... more
There are brokers who specialize in selling only B&B's. Why not look for one who does just that? The ones I know are in Pennsylvania and they are licensed to sell in multiple states, much like farm and ranch brokers who cover entire portions of the United States.
They would have the most resources for the type of property you are trying to sell.
I used Google for the terms "real estate specilalist for bed and breakfast" and it produced many choices.