Over 3 1/2 years since we have 120 people and they range from just starting out to fund managers and everything in between.

The key, especially in the $500k price range where you have lots of competition, is setting the home apart to make it unique.

Annualized return should be in the 7-10% range excluding appreciation and ability to refi in a few years. 

Rates range from 8.75-9.2% but I know you'd need more information.  

Construction and everything that you mentioned is out of my range right now. 

Exterior work involved repairing the roof, painting, replacing rotten wood, and installing new light fixtures.Multiple contractors were engaged for the project, with licensed professionals handling electrical, plumbing, and HVAC upgrades.I have compared the comps in this area on Zillow and it’s in the range of 115k to 130k. all else checks out, except that I do not have boots on the ground to verify in-person.  

What you want is you need to find the "range".

Realtor said he'd list in $540,000 range.  

(The first $500k is currently tax free but becomes taxable 1095 days after you moved out.)It’s unlikely this price range will make a good rental, nor is it a property you would buy as a rental if you don’t already own it.

Once I knew the property type, configuration, location and rent range, I developed what I call a property profile.