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

Based on rent of $1,695, I think you'll be lucky to get an appraised value of $160k with a CoC return well under 2%.

Another variable in the amount of rent that a Section 8 tenant can pay is HUD limits their rent payment based on the amount of their income. 

Run your numbers based on youre required return given what youre likely to have to spend and the amount of headache, risk, and work you have to do.

Quote from @Brandon Croucier: Financing a commercial MF that runs as an STR is possible.Appraising a property based on the income is not, whos to say a buyer would STR the property. 

Lenders usually determine whether properties are lendable based on the debt service coverage ratio. 

Hi Todd, Dayton based here.

Hi Derek,Based out of Surrey, BC and thinking of investing in the states as well.

we ran into this in FLA  a few years back when I had 4 starts and I exited that market.. permits  sub base all pretty tough for someone who is not there and already knows the systems hands down and has a devoted loyal sub base.. thats the key in my mind.

@Katie Miller, I purely entertain referrals from other people who have had great experiences with niche CPAs.