The Housing Wire Daily podcast has great insights into rate movement and forward estimates.

Martel, is that CommunityAmerica by any chance?

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

(I didn’t want to take any chances, so I didn’t sell until I had both identified and actually gone to contract on a purchase.

Estimated sale price to be $200,000 

.$8kish / year or so on routine and reactive maintenance combined which should include your cleanings, lawn care, maintenance calls ect. 12% per month of gross rents should be a good estimate if you want to look at it like that!

Not getting anything in writing (estimate, quote etc.)3.

Then, I am using Rent Property Calculator and mortgage payment to estimate if the property can yield a positive cash flow.

Have a future load analysis done and get estimate for what you want. 

You could roll an estimate for utilities in with the rent to make it easy, or charge each month which takes a little more time/effort.