Let me address your questions and provide additional clarity on key aspects:1.

Despite my efforts to keep all the input data consistent, I’m getting different rates of return from various rental calculators.

Cross-Reference Information: Double-check by searching both the Parcel ID and Owner's Name to confirm consistency.

Most real estate investors oversimplify some aspects of their business and overcomplicate other areas.

During my time in the industry I learned to work systems so that I could consistently effectively list homes to get them sold in a timely manner. 

As someone who deals with apartment investors everyday, I don't see how it could be done on a consistent basis.

What I find is, markets where you can still find single family homes for $200k or less is where the cash flow is (percentage-wise).Once you get to the $250k homes, especially with rates where they are, you start to get very little cash flow.Ohio is consistently strong on cash flow.

I have a great network here in Utah for almost every aspect of the transaction and I am always happy to represent anyone as an agent, with hands on experience with investing, I currently own three properties and am finishing my first flip.

It will be a small number in year one, but it is wise to keep this logically consistent.

The knowledge part was only one aspect of what I was missing.