Any idea estimate on cost? 

Is there any good rules of thumb to estimating the cost of a boiler?

Some, like the last one we got in place, used a drive by estimate of value rather than a full interior appraisal.  

You'll want to get a tax estimate if you sold in 2024 so you can pay in the appropriate amount of tax (Assuming you didn't do a 1031 exchange).

However, if I sell I won’t have to pay out of pocket, in my 2.5 years I have paid down and my property has appreciated enough so that after all repairs the realtor estimates I’ll make 50k.

With this, along with shifting the utilities to the tenants and reducing the management fee to generate an NOI of around $103k, I'd estimate the value around $1.8M to $2.0M

If I rent it out, I'll be hiring a property manager because I don't want to deal with trying to manage it from out of state.Some numbers:Purchased with 0% down VA loanPurchase Price: 189KMortgage: 172KRate: 2.25%4 Bed / 2.5 Bath~2400sq/ftBuilt in 1992Zillow Sales Estimate: 280KZillow Rent Estimate: 2,100/moRoof and AC are less than 10 years old.

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

As a builder/investor myself some of your estimates seemed a little off to me, but those can be very market specific so its hard to say. 

It's a townhouse in Ohio, and as per the estimated financials, I could be looking at $400 per month in cashflow.Problem is...