Informative but not all that good as a predictive tool-but it will help guide you to deciding where we might be at.

I have tried searching online along with trying to talk with people that I see around job sites but have not had much luck.

I don't even know how one would typically conduct a search for a place.

Assuming i don't have expensive tools go missing and broken windows, then yes i'd say it's worth it. 

We will raise 9 months of principle and interest reserves (along with the funds to close and Capex) but I want to have a clear picture of what each month will look like so we can plan for any weak spots up front.I am not an Excel wizard so if anyone has a tool they can share for this type of budgeting that would be spectacular. 

I've enrolled in an inexpensive course on analyzing real estate investments and have set up various online saved searches to forward me houses that meet certain criteria. 

Since this is for smaller properties, you can search for local vendors that specialize in this as well.

I submitted an online application to BBVA and got an email stating approved amount of $44K, this is before title search and their property value check.

It is the most crude screening tool and the actual percentage will vary by area and your goals. 

Have you done a member search on this site for a local attorney @Stan R.?