Worked with a real estate agent in the area.

Stand out, be unique, and offer something of value that you would love if you were a traveler (cleaning service, amenities, a theme, etc.)Happy to help you find a place if you want some help on the agent side.

but they don't provide current rent, value, what they have capital wise, etc. 

The utility company doesn't manage your property...they provide paid services until they're not paid anymore. 

Their pro formas felt optimistic with providing 6% annual appreciation and property management that is only about 6% of rent so I take it with a grain of salt (they offer their own property management services but it has terrible reviews on Yelp so I would probably go with someone else). 

If it's currently an STR they should be able to provide you with the p/l statement from prior years so you can see gross rents, operating expenses, average daily rates and occupancy levels.

If you die while holding the property, it gets a stepped up value and all the gain is tax free.If rental the taxes can be deferred via a 1031 and if you die while holding it, it gets the stepped up bases with gain forgiven.Hopefully the numbers provide some example of possibilities. 

Denton County offers opportunities in suburban and college town markets, while Grayson County provides affordable entry points with cash-flow potential.

I would also consider talking to her broker.Also, has she provided references from BiggerPockets or Google Business?

@Joseph LeibovitchYou just missed the window...Just before the FED provided their first rate cut, DSCR loans were down to nearly under 6% with 1 year PPP at par pricing.