I'm not trying to time the market. ..just interested in people's opinions for me it was based on my experince I started in RE in 1975 and the 10 year cycle seemed to hold true right up to the GFC at least on the left coast..

I would start with them.I am not based in LA, so I don't know your exact laws, but I think I can still provide some initial direction for you to find answers, and maybe offer an idea to research.  

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

Hey @Brett Baker, generally, any place with a great water view or directly on the water will bring more revenue.Of course profitability will all be based on purchase price and prevailing nightly rates in the area.If you find a cool 2/2 or 3/2 right on the water with a great view for 1.5m or a 2/2 or 3/2 house a block away for 600k, then I would look at the house over the condo.

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

The webpage has them based in Maryland but they aren't listed in the state's business directory.

Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

There are people out there who will lend on entitlements but that is typically if there is some horizontal work going on or if there is a LOI or some purchaser on the back end to buy it based on meeting some stipulations.

I bring a list of the offers (if you have multiple offers), this gives you the base to tell the appraiser if it does not sell to this buyer other people think/want the house at this price too.Also, bring permits for anything that has been done.

Quote from @Christian Styles: Hey Sam, I've used both Propwire and Propstream, they seem quite similar but propwire has a free base version and propstream does not.