What feedback has the PM company provided you about the property?

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

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

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. 

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

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.

We self manage our properties, but we provide maintenance work for others rentals and pretty much all the property managers around here are mediocre. 

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). 

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

The value of the info he provided cannot be understated.Residential RE is more challenging then a few years ago, but there are a lot of ways to make money in RE.