And her and her sidekicks told me “you have a diamond” or something like that because a couple were zoned commercial and they told me I could get way more so they are including this much higher list price but I’ve had to lower everything by a couple hundred thousand and they haven’t even sold.

Failing to Optimize ListingsA compelling and detailed listing is pivotal in attracting guests.

(They also list on VRBO and AirBnB for owners) I don't know if that's unique to this market, but it seems that they take up a huge part of the market down there.I like your take on someone else paying 95% of our vacation home for us.

I was not aware of Tim before reading your post, and he's now at the top of the list after some research and listening to podcasts.

However, it seems like there are so many rules and regulations with the State/City and when it comes to getting approved to list on Airbnb. 

It needs a lot of work, and I plan to convert it back from the single-family home it is now to the two family home that it is still listed as on the title.

Check out similar listings in your area, see how they're doing, read reviews, and snoop around the pricing.

And the answer is always the same :-) There is no way to accurately do this...too many variables and moving parts, plus it varies too much from one locale to another.You need to find a really good General Contractor and pay him to walk the property with you....over and over....until you feel really comfortable estimating yourself, and that should take years.Alternatively there are online calculators (even one here in the tools section) but I would not rely on them for the reasons listed above.

@Joe S.Mr friend is a prince in Nigeria whose father the king just passed away and they are busy reaching out to all the family members to distribute the wealth.I am pretty sure I am on the list.

Here is the list.