Speak to a real estate firm, not simply a Realtor who specializes in sales. 

Just speaking from experience owning a 1913 craftsman home.Good luck! 

Speaking purely from the standpoint of you qualifying for another mortgage, you at least need to charge enough to reduce your debt burden and get your DTI ratio below say 50%. 

It would be a good idea to start speaking with a Lender as well so you can get a better idea of what you can qualify for.

@Eric Wiinanen I will give you the answer here but keep in mind I won't be your lender....so you'll really need to speak to your lender on this.  

Prices have gone up a bit over last year but relatively speaking the increase here in SF Bay Area is much lower than other places.

Tell them after speaking with your attorney, you were advised that they owe you 100% refund based on the circumstances.

Ultimately you'll be fighting to reclaim the rent owed for the time their "stuff" is spent in your unit.Start the eviction process when they're late on the next months rent......but I'd also just speak with an attorney asap

What are the best terms and rates I should request when I speak to a hard money lender?

Do you think it would be appropriate to speak to the council about it without actually going through the process of submitting an approval first to just get an idea on which side they lean to?