It's a GA LLC, but we're based out of CA. 

I am located in Arizona and have been in manufacturing for 20+ years while my brother is an experienced contractor based in California. 

Based on your goals, I’d recommend looking into Memphis, Little Rock, and Oklahoma, as well as Houston, DFW, and San Antonio.Memphis, Little Rock, and Oklahoma offer affordable entry points, strong rental demand, and slow, steady appreciation.

First off, let me start by saying I logically understand a winers attitude is not based in victim mentality.  

ASSET BASED LENDINGNote: Hard money is defined as average loan size under $2M, average loan hold duration under 2 years, and not a bank. 

If it is a contractor that is more organized they will likely do this already, if they are shooting from the hip "based on experience" they will likely just give you a total $ value. 

Don't change jobs or income yet.Once you do and you think you can manage the payments based on your new income, maybe once you get the rooms rented.Then if you want to switch there are plenty of opportunities. 

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

I would deny based on whether they had an outstanding debt/judgement to the prior landlord.

Here's a good breakdown of your options for tax collecting starting Feb 1 based on the new regulations.