@Alec DresslerYou’re on the right track using tools like AirDNA, but for better data, consider the paid version or platforms like Mashvisor for detailed rental analytics.

The tried and true version is pulling a list of properties whether you're targeting distressed homes or high equity homes in which case you can pull on something like Propstream or Propwire, you can skip trace through them or someone like Prime Tracers which has a pay as you go system. 

@Kevin Wood: Fixed Asset Management module is included in the QuickBooks Accountant version where you can calculate the depreciation.

Short version...

I will go see samples but figured you folks could give a definitive thumbs down if this is just today's version of cheap linoleum.

The short version is that you must have a  Private Placement Memorandum (PPM) to show your investors and you must decide upfront if you will only accept accredited investors or if you will allow investment from non-accredited investors.  

You look for comparable sales for other distressed properties that are similar and nearby and also counter that with finished version comps so you can see what your perceived spread could be.

I was trying to use the basic version today and uploaded some records and it looks like I can do anything with it! 

(I have tried AirDNA's free version and have gotten a rough estimate on revenue) Or any other ways to get a solid idea of the potential of the property to show to our potential investors?

Just about everywhere in the US uses some version of IRC for its base code and then makes some changes to that as they feel necessary for their locality.