@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.

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

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 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?

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

What your describing is a version of "house hacking".

That is the Cliff Notes version. 

Short version: You are off the hook if you paid the contractor electronically.