If it's 5+ I'll look at the are cap rate and ensure the price falls in line with that. --- For this, I use a combination of MLS, Zillow, Redfin, Loopnet, home value estimators. 

However, understand the market rates to ensure you pay much less. 

I use Cozy.....but if you weren't happy with Smartmove, you many not like Cozy either....kind of same concept....everything is filled out online by the tenant unless you want to input all the data and collect the fee etc

I've always thought that paying trash ensured it gets picked up - but that may be a carry-over thought from my California days. so I pick up a small part of the water bill.  

But for now and the next 15 years, I will be working my current job as a techy( big data Machine Learning), so dont have much time for real estate investing and management.

It's probably pure data-mining for them, which leads to their decisions on whether or not to buy in a particular neighborhood.I'm not sure if there is a long-term play for these companies if/when interest rates rise to a point where the model is unsustainable.  

Clark County is fortunately one of the few in NV who report real estate data for direct mail lists.There are over 18,000 absentee owners with property in the county.

Is there a government inspection process of properties to ensure that new rentals are safe/ suitable to rent?   

I've kind of been an island this past year in terms of market research and I'd love to start comparing data with fellow investors.

They'll confirm the ARV and current values (you want that BPO/appraisal), make sure you have the right insurance in place, ensure title is clean, etc.