How about the LB 10684? It can mulch, bag or discharge. Any mower with mulching can mulch exclusively - I really don't understand that question - you just leave it in mulch mode. The thing about the 10684 is it has a very comfortable curved handle with curved bails to match. The drive bail is very easy to work with your thumbs. You modulate pressure on it to go at any speed up to top speed. The steel deck should last the life of the mower with some care (cleaning after mowing). It also has the same Tecumseh engine as the 10780, with the major differences being the better handle and steel deck instead of aluminum. I mulch with mine most of the time with the only problem being occasional deposits of clumps of clippings on the lawn when cutting high grass. This tendecy has been reported here by a few others, too. The only mower I've ever used that did not do this to some extent is a Lawn-Boy with offset-wheel deck. The Tecumseh engine is easy on gas, has plenty of power and easy-starting with primer start, large starter pulley and compression release. It's also cheaper than the others you listed.

Normally, the agent comes, you sign the listing, they take the pictures & list or you sign, they put it on the MLS then take the pics. I can';t tell you how common no pictures is in our area, it usually takes a week. When you signed, did you discuss exactly when it would be put on the MLS? Here it is within 24 hours after they have the signed contract. I've never read that an agent will hold a listing for a week after getting it signed. Who is doing the photos? If a pro is coming, they surely wouldn't set it up before you signed & it was listed because if you change your mind they may not be able to stop the photographer from coming. Ours was set up a week in advance and even after we had a signed contract still had to go through the motions with the pro pictures due to it already being set up. If the agent themselves is taking the pictures, surely they could have done it when you signed. You said you weren't ready when you signed, so this should have been discussed. You need to speak to your agent to see if there is a fee to get a new MLS number, from what I understand from reading here there usually is, think I read about $1,500. You also need to see if it will change your days on market. As a buyer, I would rather see the pictures later then to get a new MLS number. I've saved listings as they've come on and if I notice a link doesn't work, then the house shows up with pictures and a new MLS #, I won't take the time to look again if I see the same info / blurb. If it comes in under my new photos / tour, then I know I have it saved and need to look at the pictures only. I don't have a lot of time for "games" and as a seller myself have taken into account things I do as a buyer with my listing. When I say games, I don't have time to figure out what has changes on something I already looked at. I usually move it to another non important folder or delete it and go on my way. Getting a new listing due to not being ready for photos is not a big deal. Just make sure you have everything set if you are doing an open house with enough notice & signs.

I agree with listing it now and with what others said about offering a paint allowance or offering to repaint it. I think the room is adorable and we don't even have children. I am probably in the minority, but I would have no problem leaving it with that paint and having my office in there! It's bright and fun! Our office in the home we just sold was painted a green faux technique which was quite dated. We planned to repaint it, but to our amazement some people actually LIKED it. We also had a retro blue accent wall in the living room that I thought may be offputting, but most people loved it and the woman who bought the house said that it was her favorite color. So... you never know! Also, in the house we are closing on, there is a child's bedroom painted in bright pink with a mural of a huge tree. Again, we don't have children, but it's so pretty that I plan on leaving the tree. I just plan to carefully paint around it in sky blue. So it all depends on your buyer. If you offer a paint allowance or to repaint I don't think you can go wrong. For me, I always look past the paint anyway. In the house we are buying, the entry is a bright orange. I may not mind that for an office, but not for an entry! ;)

I don't know linnea - I'm in the Chicago area and I have had great luck selling things at prices far higher than what is being suggested. I don't know what area you'd be posting in - I'm North and sometimes I think that helps but the last piece I sold a guy drove up all the way from Midway and that's well over an hour from me. Yes, clean the chairs up as much as you can, but a line I often use is "wear appropriate to age". No one expects pristine in a vintage or antique piece. I'd say price them as you see fit to cover his costs and then some. What's the worst that can happen - you get no response - it happens. If you have the time, run it again. We're in the holiday season and maybe there aren't a lot of people looking to get into projects but come January it's a whole 'nuther story. If you are in a hurry you have fewer options but that's always the case no matter what you sell or where. Here's an examples for you; I asked and sold this for $175 2 weeks ago. Won't bother showing all the pictures I posted but I did close ups of where the veneer is chipped off and any damaged areas - I don't lie and always make sure the true condition is visible so there are no surprises. It looks great in that picture but trust me - it was not perfect by a long shot. You have to find the right buyer and they are out there. Someone on the conversation side asked about postng on CL and I wrote up my suggestions - let me see if I can find it. Got it: Put your pics on photobucket and post those within the CL ad - do not use the CL photo uploader. You get MUCH better, larger pictures, are not limited to 4. Pictures sell an item - we've had really fast sales doing that. Use the same code that you use here - it works the same way. You won't see the pictures, only code until you go to the next 'page'. But if they aren't the way you want them or in the wrong order you can go back and edit, just like you do here. I've found the best way to list my items is basically bullet points rather than paragraph form. Anything you can do to make it easy for people helps: Faux Ficus Tree 6' tall, 36" wide, approx. Beautiful woven basket with Spanish Moss accent Perfect for filling in those difficult corners Cash Only Please respond with phone # Then I put the pictures in following my text. Get everything out of the frame that could be distracting. I usually try to photograph things placed in front of my French doors - it makes an attractive backdrop. If nothing else I hang a white sheet behind the item. Take distance and close up - especially of the basket so they can see the texture. Make sure you put a line space between each picture so they don't scroll side to side. Glad to help if you have any questions