Are there any tools/strategies to calculate a high appreciation market vs high cash flow market?   

BP has various tools to help you analyze your deals (rentals, flips, wholesale, etc). : https://www.biggerpockets.com/investment-calculators7.

Market data research and boots on the ground are the unbeatable tools to find these areas and invest heavily there.

@D KirkInspections are not a place to cut corners unless you  are very experienced and have all the tools.

We can review creative finance options and a few up&coming trends like MTR's with tools like pad split, etc.

Don’t fall for his free real estate calculator or any of his other free tools—many real estate gurus use the same tactics.

They just need the tools to handle the distressed conditions. 

I've been looking at opportunities from investment firms like Open Door Capital, et al, and I would like to know if anybody has a recommendation for a spreadsheet or tool for analyzing these deals?

They're great at generating leads for your pipeline, not as great at appointments.3) Make sure they have the right tools, the right dialer and data are super key.

This makes it an essential tool in the capital structure, particularly in challenging financial circumstances.Overall, while both Mezzanine Debt and Preferred Equity have their unique benefits, the choice between them should be guided by the specific needs of the project and the financial goals of the investors.