“I’m only seeking to recover the actual cash investment I have in the property, incl prudent improvements I have/will make plus my remaining mtg balance and closing costs.”

Maybe you get it and maybe you don’t. What you are seeking has ABSOLUTELY NO BEARING on the market value of your home. No matter how much you stomp and whine about all the conditions that have affected the market overall.

Don’t try to convince buyers your home is a good buy if it is not priced based on market conditions but rather what you need to get out of it.