Is there a formula for MAO based on rental income not ARV?

[Tamarra Banks]

Ive been on the fence for over a year and Im finally pressing forward to my first deal. I believe i can move this property but i want to price it right.There havent been too many sold properties in the area for a few yrs. However,the rents for the area are pretty decent.So my target would be buy and hold investors or section 8 landlords.Is there a formula using possible rental income to come up with win-win-win price for the seller,buyer and myself?