They have started moving out and the house is not listed for sell publicly at this time.

No public sewage and no public water, Needs 2 new sewage systems.

It is a big help in many ways...1- You have access to see everything all agents see instead of just what the public sees2- You don't have to wait for an agent to show you a property or write up an offer3- You get a commission (usually you can use toward a down payment)4- If you invest out of state, you get a referral fee (again usually you use toward down payment)My advise is (unless you are making a profession of being an agent) sign up w/ a broker that doesn't charge too much on transactions or monthly fees. 

TREC recognizes it as a legitimate strategy.Sometimes the pocket listing approach is actually at the request of the seller, particularly in higher end areas where people don't want the general public tramping through their house all the time.

Unfortunately, most of the general public doesn't realize that nearly all real estate agents are 100% commission-based and will run you ragged as if you're paid a salary if you let them.

My understanding is that the historic sold prices come directly from public records.  

So right now I work in public accounting and just finished up tax season.

I set aside $2k for annual maintenance but think it would be less than this.One thing that is a blessing and a curse at the moment is the interest rates at the moment are great approx 5%.If anyone wanted to check out the property I'm happy to share as it is listed for sale publicly (not sure if it breaks forum rules is all).When I run it through my own calculator taking into account principle paydown it doesn't really cashflow well but will pay itself off and will much money (as long as it doesn't depreciate).Anyone have any thoughts or advice for me?

Isn't true what they say, that making goals public brings you closer to realizing what you want? 

1, go to tax assessor's office to ask for some public record.2, find an agent to ask for help.3, use income evaluation which is an alternative when you cannot find comps to estimate a value.