My REI software doesn't always give me rates.

This is so important, I developed software to do this for me.What you are looking for are the micro-markets, within the larger ones. 

The websites are built and I have a small cash buyers list built ( not sure how good yet ) but, I don't want to waste money on advertising that's not going to work or buying some software that won't do me any good.

We are currently using Appfolio's software to manage our properties.

Read business books, REI books, economics, investing, personal growth/goals/motivation topics.Start tracking your net worth with an app, personal finance software or a spreadsheet. 

Do I noticed a software called Guestbook that does have an automation process for this?

Typically an appraisal is only needed if the CLTV is >80% (which is irrelevant for NOO since the limit is 80%), the line is >$250k, or the desktop software they use can't get a good value. 

I started out with forms that I downloaded from bigger pockets by Michele and Bruce Fischer --podcast 79 (low-income housing), the templates that came with Buildium (our property managment software), and a lease written by a local lawyer that does the most evictions in our county.

What software did you use to draw up this plan?

Zillow's program is cheaper (good for the tenant) and integrates with the rest of their new rental application and rental payment software.