Maybe I’m just missing it on the tiny screen I call my phone.  

@Josh Reed Sorry about the typos in my original message, I was typing it on my phone.

I just got back from the MTR Summit and met a great Ohio based STR and MTR property manager.

There are other cloud based self managed property management softwares that you could look into if you're looking for self management tools, but they are not free though.

I charge a deposit based on tenant risk levels.

He could have done 23 years (unusual) but needed the payments to be close to his BAH base allowance housing so he got the full amount. 

How can I safely put a cap rate just based on my asking price and NOI?

I analyze based onthe return that we are getting with our investors' money. - Annualized ROIFor Rentals that wehold in our portfolio, that were perhaps once BRRRRs, I analyze based on ROE -Return on Equity

I tried PriceLabs for 6mo based on the recommendations of the Mid-Term Rental Book from BiggerPockets.

I kind of assumed that lenders evaluate the property based off income and that the previous tax returns for the property would be worthwhile to provide them?