We've tried most of the systems you've mentioned, as well as the ones that more directly compare to Flipper Force, that are industry specific.In my opinion, Flipper Force has more to offer, with less of the things you don't need.

No one should ever ask someone for up front fees except appraisal fees paid directly to the appraiser...not the lender.

Would you mind pinging me to let me know who you are working with directly at BeyondBNB?  

As others noted, most municipalities issue future zoning maps which indicate the direction the local planning commission or equivalent wants to take their zoning and if your plans are consistent, that's generally a good indication as well. 

I hope you are asking two separate unrelated questions, because there's no point in doing cost segregation for properties held inside your self-directed solo 401k, save for some very rare exceptions.Some of the Bigger Pockets experts who operate reputable costs segregation companies are @Bernard Reisz, @Yonah Weiss and @Julio GonzalezSome of the Bigger Pockets experts who offer Solo 401k administrator services are @Dmitriy Fomichenko, again @Bernard Reisz and @Brian EastmanReach out to them and see if they can help.

I no longer invest in rental properties directly, I prefer spreading small amounts ($5K) in real estate syndications through an investment club, but we did a write-up on this company a little while back.

We also have our own website with some SEO setup and we get people that find our website through a Google search and reach out direct too.

Do you go direct-to-seller to find your deals or do you simply purchase from the MLS or wholesellers?

Firstly, well done for persevering and trying every avenue you thought would get you the data you needed.Most would have caved earlier and handed out there hard earned cash for old, saturated leads/records from the same prominent platforms which dump them pretty much when they receive them from either 1).the same large brokers AFTER the county has listed them on the county website or, 2). from the counties themselves directly AFTER the county has listed them on there own website, or, 3). from data scrapers on Upwork/Fiverr who scrape the data from those same platforms AFTER the counties/brokers sell those platforms the data being scraped by the freelancers.Anyway, rant aside you seem to of made the same mistake i made when I first started branching out away from providing leads to my original couple of clients i got from Upwork who wanted me to scrape data from court records in FL for pre FC leads.Simply, I didn't know where to look for the information I needed in states outside of FL.FL only allows the judicial route to foreclosure so I only needed to know/find/scrape the data from Lis Pendens documents for counties they requested.

By connecting, i can ensure that any potential deals I come across reach you directly, and you won’t miss out on great opportunities!