I wasn't sure if there was an "industry-standard" way to approach investors, luxury brokerages, etc. 

You are subjected to regular section 8 inspections, but as a good landlord you'd want to keep your properties up to standard anyway.

This above is the tiniest snippet of the "golden nuggets" we have developed into our "gold standard" lease.

The standard is your intent and  how you can demonstrate the intent of the property. 

I don't think it's worth it to me in the long run from past mistakes and I'm going to stick to my standards.

So I think you should try and sell it the way it is.I will say after much study and chatting with a dozen lender, no one will lend more than comps show on a working STR vs a standard home.So list the house as a house and then work out a deal on the furnishings etc.

In my area you dont apply as  "Landlord" once you have a section 8 tennat application they inspect your specific property to make sure it meets there standards. 

If the rents are equal to that or greater its fits under a standard DSCR 1 to 1 ratio or 1.00%.Example $280K purchase 20% down $224K loan at 6.99% $1,488.77 P&I.

I can get coverage through Texas Windstorm Insurance Association (TWIA), but they would not insure without a new roof that meets their standards.

While living in the property, after expenses, all of my properties have operated at a paper loss with standard depreciation.