You do not indicate the number of bathrooms or square footage, but I suspect 2 times that amount will be closer to reality (my pro forma would allocate even more). 

If you try to turn this over to investors and you have a deal that has terrible numbers, those investors are going to form a negative impression of you from the beginning and you may lose them from the start.Good luck!

I would suggest putting together a pro forma/budget.

I expect rents will increase 7 to 8% this year and have been using 4% in my pro forma. 3% increase for a 2 year span is below market increase.  

So my two cents is that it should be priced via pro forma and a fair cap rate as any commercial property would.

Even a great spot for airbnb.Monthly Income: $10,216.00Monthly Expenses: $5,545.46Monthly Cash Flow: $4,670.54Pro Forma Cap Rate: 12.43%NOI $129,000.00Total Cash Needed: $80,825.20Cash on Cash ROI: 43.45%Purchase Cap Rate: 20.21%The question is both of us have smaller deals and cash flow airbnb long term but never have partnered up, and would like to know if anyone could give advice as a starting point?

Any of these are potential red flags.Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)Don't allow for your own independent property inspectionAre not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)Require you to pay for any renovation upfrontSell only in cheap. low end neighborhoodsDon't accurately represent the neighborhood/property classificationDon't have consistent rehab standards for all propertiesDon't provide a scope of work for the propertyCan't provide references of repeat investorsRequire you to close before a tenant is in place

It's very easy to make a pro forma, it's a different thing to have those numbers actually be true in practice.

Purchases based on year 2-3 100% projected NOI growth may be in for some panic when the bridge loans expire and nobody wants to lend on a "repositioned" 1.1 DSCR pro forma.

Many have invested in some form a syndication or another, and many are just starting their real estate journey.