While I have grown my client base to a respectable number, I've struggled to gain consistent traction with realtors and property managers. 

Just about everywhere in the US uses some version of IRC for its base code and then makes some changes to that as they feel necessary for their locality.

Nightly rates and estimated revenue based on all the other units in the area?

Selling your share at fair market value could avoid gift tax but may trigger capital gains tax for you based on the sale price and your cost basis.In California, the transfer may also trigger a property tax reassessment under Proposition 13 unless a specific exemption applies.

If the property is worth $400,000, a note buyer will base their maximum ITV Investment To Value on that value. 

Based on what you have explained here and assuming that all of it is true, than you really only have two options to get it rented1.

Or when syndication is struggling like it is move into the training business.there is huge money leveraging your on line popularity where folks will have an irrational opinion of someones bona fides based on SM media presence etc.

Lots of folks are pulling out cash based on the appraised value for their next projects and holding for a few years to benefit from appreciation. 

Based off of the podcasts I am listening to and other property management professionals that I network with, that has been the experience of portfolios across the states. 

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.