You need to use the data to figure out the cash flow as investor.

I dont have the data from 5 years ago as i am at my sons football camp and I'm on my phone

The real gold on the MLS (vs Redfin or Zillow) is way better access to historic data - great for getting your ARVs, but also great for making mailing lists. 

In summary, total investment cost was 115K, ARV 160K, required about 50k in cash, hopefully, that is a sobering data point for those thinking they are going to get 90% from an HML lender as a new investor.

@Yuttana Chawengsub If you have an agent that is an investor you're golden...my normal process would be to run a comp report in RPR and Core Logic...pull historic MLS records, review auditor data...and essentially any other data to assemble a clear picture of the property...then we start to talk through analysis...based on investor need of course....pretty simple stuff, generally. 

If there's a hole, it may be a red flag.b) sensitivity analysis: I examine all the assumptions, and make sure I can live with the worst case scenarios.c) "Stall and see": if they are getting money over multiple years, and there is no penalty for investing later, I would usually wait so I get some real performance data, versus having to look at theoretical pro forma information.d) Recession stress test: I will not invest in anything, until I subject it to recession level stress and see if I can live with the result.

So you won't really have any data that's meaningful.

We have met a couple of times and we get on well.

Go for a Certified Appraiser or one of the DFW Companies that specialize in protesting Tax Values.Suggest you start by requesting the Comparable Data used by County Tax Appraisers to set the value.  

He makes choosing a market pretty easy based on actual data.