The market dictates to formula not the landlord.

I implement a RUBS program which essentially re-allocates utility bills formerly paid by the owner back to the resident based on unit size and # of folks in unit (formula).  

I completely respect your formula and your business model.

The final appraised value given by an appraiser is an opinion and can be above, below or on that mathematical average and it is noted no math formula is used by an appraiser for a sales cost approach.

Like Ned I also use that formula.

This could be a formula for disaster, Thomas Elam.

I am interested in learning a bit more about this because what we have been doing so far is to schedule showings during the week (work days) to show them during the weekend due to the scheduling of our PM.I wonder if this works against me or if this formula works, and if it works should be considered permanent and revisit from time to time or if it should be done on certain circumstances.Your comments, as always, will be greatly appreciated.

So what is the Formula to figure this out?

Now that I know a little bit more about landlording and investment formulas I don't know if I should keep it or owner finance it.

There is no magic formula to flip a house but a strong foundation of education and networking go a long way to making things more secure and less risky.