The best setups have:5-11 members (ideally 6-8).1 bedroom per member.1 bathroom for every 3 members.Look for properties with these specs:6-8 bedrooms.2-4 bathrooms.Ample parking (street or otherwise).Detached houses fit this formula beautifully, but other property types can work too.

A turn-key provider would be a company that can handle everything from sending you deals that fit what you're looking for, assist in getting you pre-approved for a loan, rehab (if needed), management, and maintenance. 

It actually is a solid program.

Might be time to have a conversation about expectations—or consider other options if he’s not the right fit.

The results of my students were about the same and they would create about $100,000 of increased net worth during the coaching program.

Then working with a great investor friendly agent locally who can help you find off and on market deals that fit that criteria.

Does anyone have a "program" or formula to use to establish a reasonable list price based on current income and expenses.

I get it that the furniture might not fit everyone's desires; someone might want a king size bed instead of a queen, and someone won't like the color of the sofa, or quality of the lamps and entertainment center, etc.  

It sounds like you may have found a property that will, in the end, be a good fit for what you're looking for!

It's not a magic bullet to solve all operational needs, but the process works very well when a remote team member at a lower labor rate fits into the needs of a scaling business.