That is an excellent idea.

She is an experienced realestate investor and a excellent broker. 

For example, they can refer you lenders, accountants, lawyers, etc that are credible.

I was wondering if anyone had a excel spreadsheet that they use to assess the value of their properties that I could copy for myself.

My LOE was excellent and it didn't matter.

I put it in  Excel Spreadsheet.  

Our contacts led us to an excellent realtor who helped us identify this property which turned out to be quite close to the turnkey property we purchased last year.

Here are a couple of questions you can ask.1) Do they own real estate in the market and are they actively buying2) Do they purchase or own real estate in the areas they are currently selling (in other words, would they own what they are selling)3) Do you pull permits on your jobs4) Is their PM company licensed 5) Explain how your property mgmt company is transparent with maintenance and billing your property management company (Probably most important as a non-transparent PM can bleed you)6) How does your Property Management company excel in communicating to the investor (also important as you are out of state)

A smaller percentage are in an excellent rental town that commuters love.

if an agent submits a ton of low-ball offers all over the place he or she will lose credibility very quickly.