When I comp a rental, I use the biggerpockets rent estimator then I follow it up with a call to a local property manager to verify that's an accurate market rental rate. nothing will beat calling a property manager, they have all the information you will ever need or want to make your final decision about a property.

They said they were planning on signing my lease after all but were waiting for me to send a final copy.

Sending 12 post cards just tells the seller you are inexperienced and not credible.One final tip.

Hello Memphis BP, I just wanted to share that I finally completed my first BRRR deal sorta.Purchase Price: 76k (I bought this property from a rehabber in 2019)Purchase Method: CashMonthly Rent: $1,150Appraisal: 190kCash out Refi 120k (minus 7k for closing cost plus points) cash in hand was roughly 113What I learned during the process: Important to show income on your taxes I have a W2 so not having my properties on my personal w2 did not kill me but if you're a full time investor trying to not pay taxes or showing properties as a lost may hurt you when trying to refi. 

I’m a CPA and that was going to be one of my ways “in” when I finally contacted him.

After a couple of weeks and few phone calls we made our final and best offer, but the seller said he was going to go with a higher offer.

We have been thinking about investing since 2017, finally pull the trigger, and then this happens. 

Finally I know that comps are better than using Zillow, but I was just trying to get an idea of the value.

I walk across the highway to the top of there very steep, almost a drop off driveway and am greeted with a handshake and a hug both of them with very much excitement and enthusiasm saying " finally somebody else gets it!

As Drew said, most likely you have to enter your financials from the monthly owner statement and/or yearly income statement into your quickbooks yourselves, add the expenses that you don't run through your PM's to calculate your full and final net income for your properties.