One of the best tools out there is a blended rate calculator that can help you determine if HELOC or cashout makes more sense. 

I have been kicking the tires on the videos and tools trying to learn. 

So I guess I'm looking for help to tools to find the first one.

I hire a pluming company replace a shower drain he quoted me at $560.00 He had down the initial inspection and the never mentioned anything about the shower pan being damaged.Today he came out and said that the that the drain was corroded from all the hard water and was not able to remove the drain, he them send me photos of the shower pan with a whole near the drain and the tools use to try to remove it.

Which platform generally is more accurate and are there other tools out there for this? 

I'm struggling to find good tools/strategies/professionals to help ballpark the rehab costs so I can make a reasonable offer. 

I just wear so many hats...for example...I do the advertising, selling, hiring, firing, scheduling, payroll, taxes, product research, price negotiation, inspections, insurance meetings, insurance write ups, bank meetings, draw requests, and when I need to I can pick up any tool on any project and do the work better than the lead guy on the crew.

I agree that you should be able to search for deals by filtering for the "multifamily" property type; that is a core part of the tool's value.

However, with the market being saturated, there might be opportunities to negotiate better deals on properties that could be suitable for long-term rentals, which typically offer more consistent cash flow throughout the year.As for seller financing, its a powerful tool, especially if you are looking to keep your personal finances separate.

Both seasoned and new real estate investors have a powerful tool: the 1031 tax-deferred exchange.