now how am I doing this as a seller.. as I dont represent buyers and I only sell what I personally own.. we work in about 10 states so each one will be different..

Or try to represent myself?

You must use numbers that are representative of the property’s condition if you are not going to renovate it before putting it in service.

@Elaine Goepfert How confident are you that the new appraisal represents the correct valuation?

Not likely.In a nation of over 330 million people, can we not find 536 people (President, Senate, House Representatives) who can create a budget and stick within the set limitation?

Many states would not allow you to represent the LLC in a landlord-tenant case (eviction, etc.) and would require an attorney to represent the LLC.So, the same logic may require you to have a RE Broker's license to manage the LLC's property.Run this by a knowledgeable real estate attorney!

Turns out he represented himself as the owner of the property and sold it on Contract for Deed to the couple.

She sounds truly awful and does not accurately represent the people of the Bay area. 

Contact a Section 8 representative, preferably whoever your tenant's rep is if they have one.

All the other brokers/agents at the firm represented buyers or sellers, any type of commercial or investment property, leases, landlords, tenants, in other words anything that “walked in the door”.