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

These tools are just meant to help save time and perhaps provide additional data that you can utilise in your decision making process.

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

@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. 

So, your focus may need to pivot from high rental cash flow to little to no cash flow as a rental with an appreciation upside.I would recommend taking your $150K to $200K and securing a solid equity position in something that will cover its expenses and maybe provide a small cash flow, but then is poised to appreciate nicely over the course of the next several years. 

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.

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). 

Contact the utility provider and get a historical average based on the last year of use.

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

That makes your bookkeeping easier, and it can also provide liability protection if you hold title in an LLC.