And a little skepticism that the market would continue to grow at 5% or more on average (it's been ~7% average for the 8 years I've lived here)@Dave Foster I filled out the BP spreadsheet here for the sell or rent decision, and similar to you advice, selling and investing the profits in index funds performs only slightly below being a DIY landlord, making that seem an attractive option. 

Sometimes ill say a ARV that is almost certainly unattainable to make sure I am getting accurate feed back rather then someone just telling me what I want to hear.

Would also echo AirDna is very useful, their paid software gives tons of great market insights and decently-accurate information on pricing potential for properties

Yes, you read that right, the American system was designed to best facilitate FAILURE not success. because when there is freedom to FAIL, it comes from consumers ability to choose, choose who is worth it, who isnt, and the poor performers fail and the good performers are rewarded. 

Even with bay area prices this shows a very accurate picture of rehab.

They were all non performing - many renovation loans where little reno was done and maturity date already passed - guessing it was inexperienced borrowers learning how to flip and were getting "easy" money. ya they took me out of about 14 of my deals and well being that I was getting paid it was not my place to coach them they made loans far in excess of my positions. 

@George Turner Alpine Building Performance is another great option!

Build to rent (BTR) is being performed by various developers in various markets.  

Quote from @Joshua Wei: Can anyone recommend a company in or around Birmingham, Alabama that performs cost segregation studies for single-family homes?

Great idea shooting for MTRs - we have one in Phoenix and it's performing really well.