In calculating the Net Present Value of the investment, what is the appropriate methodology to use in arriving at a discount rate?

@Russell Brazil You are correct, a wholesalers license is required in Philadelphia and if the wholesaler does not possess the appropriate license, it’s grounds for the property owner to terminate.

If the tenants fail to comply within the specified timeframe, you can proceed with filing an eviction lawsuit in the appropriate court.

Developing contacts with other investors may lead to useful information, assistance, and even joint venture prospects.Examine the several financing choices that are available for buying houses, including conventional loans, FHA loans, VA loans (if appropriate), and even portfolio loans from nearby credit unions or banks.You might think about contacting mortgage brokers who focus on investment homes.

Rehabilitating your residents is hard. 

IMPORTANT NOTE: *** Any STR needs to be in the appropriate zoning.

Freddie Mac: "The appraiser may also need to consider whether the income approach, cost analysis, market surveys or other methods are appropriate for supporting adjustments.

So, to do what you are asking, make sure you are using the appropriate accounting method. 

Probably your best option will be to make some improvements, (maybe not the full $450k but enough to make it sell for as close to top dollar as possible without over-spending on improvements), and your 2nd best option is to sell it "as-is" for an appropriate price given the current condition.

A tenant complaining online might indicate that the property manager handled them appropriately, so be sure to ask the manager for their side of the story.7.