Stocks are a gamble- real estate- if you know what you're doing- is an investment.

That is compounded when you start having CAP Ex expenses down the road which is why you can't get an accurate measure of return until you've owned them for 5 years or so.

I can't afford to gamble. 

Don't depend on Airdna to be accurate enough.Use the enemy method.

I am in Florida, but I agree that you need a Real Estate Agent to give you an accurate Comparative Analysis.  

For newly constructed, purchased or renovated properties and also retroactive generally over the last 10 years, building components are properly classified into individual units of property and accurate recovery periods for computing depreciation deductions.

They'll have the most accurate assessment of rent rates.

This can be particularly useful for getting location-specific estimates, which are crucial as costs can vary significantly depending on the area​.Home-Cost features a cost-to-build calculator that allows you to vary zip code, actual home design, and quality assumptions for more accurate cost estimates.

Based on walkthroughs of the property, they may offer estimates that are more accurate.

We have found that to be more accurate based on our previous flipping experience.