If my target was the panhandle be looking to beach rentals/AirBNB or to colleges.

When you have a set system it is easier not to make a mistake.

Not saying you will want to build your own but using what you find in a similar way might work well for you, its easy, all your numbers are calculated the same way so its easier to compare each property you evaluate and it's free!

I'm selling a rental property at a profit and intend to buy another rental property to improve cashflow and get into a more desirable and easier to manage rental.

You have to get a list you want to target, then pull the numbers.

I tell people all the time even if you do not have multiple properties start it like you do because when you do it will be easier.

With sites like Airbnb, VRBO, Homeaway and the like, it's never been easier to keep these units occupied and make great returns if you or the right property management company can manage it optimally. 

Note: you don't have to go to different bank, I just used this example as it is easier to understand when it is separated.

It might make it easier to get a larger loan next year by not taking those mileage deductions.

I think it may be easier to help you if you told us your goals - are you looking for single family homes or multis?