Make sure you report it accurately to avoid any IRS issues.

I concur with @Kyle Spearin suggestion to have the contractor physically walk the property, ensuring a more accurate evaluation.

Is the unit tip top, are your photos professional, is it priced accurately, does your listing have all the proper call outs and are you really 'selling' the property and putting it's best foot forward.

Is the "HUD 501c" accurate?

You can also win at anything in life and if you keep gambling away with your proceeds, sooner or later you can have a bad loss. 

If your intent is to sell your rental(s) and leave the RE asset class then I suppose the # years of cashflow metric might be more applicable, but I think it heavily relies on the assumption that you've accurately timed the top of the market which requires a crystal ball and sorcery above my pay grade.

@Trevor Riley someone who is putting in CONSISTENT work, communicating weekly, not overwhelming themselves by trying to BD for too many different investors, and knows how to accurately run their numbers. 

It is the only accurate way when you think about it.

I feel the responses you've received in regards to tornados are accurate. 

It seems really useful and has shown me some cool properties in different markets, but I’ve tried cross referencing the numbers in airdna and get much lower estimates than what the newsletter shows.So I’m cautious of how accurate it is.