Typically, you will have 10-15% of the sale price in closing costs.  6% of gross sales to agents, you will likely be debited for prorata real estate taxes, any closing cost assistance (in my market this is common at the $250k and under price point, depending on demand).You very well may have considered this, but wanted to make sure you had before you go listing a property.On the other hand the renovation cost is important. 

The rent it is grossing is well below the market rent and the property hasn’t been renovated since 1940 so it is in need of rehabbing.

Today I realized one mistake - I had been subtracting average maintenance and possible vacancies from Net rents instead of Gross.

      - might sound gross. 

In @Brandon Turner's The Book On Rental Property Investing, one criterion he uses for screening tenants is that "their gross monthly income must be approximately three times or more the monthly rent."

My monthly PITI comes in just shy of $2,300 and the gross monthly rent collected is $4,000.

What gross bookings are you getting a month and how much is your operating expenses?

I was saying your gross rents were 3% of the purchase price which is great

The house is currently being rented via Padsplit, which seems to generate higher gross income than LTR.

Repeat with 6 other listings This will give you a spot on gross revenue and average daily rate numbers and for your area for the season.