As long as the cash flow exceeds all expenses by a healthy margin and increases over time, do you really care that much about price fluctuation?

I want to flip houses with an emphasis on energy efficiency and green, healthy improvements.

Our budget here is the same.Once all the internal bits are done we will reside the building - and are planning to add another 1" of polyisocyanurate hardboard insulation {which will require removing and resetting the windows we just installed to adjust for the new wall thickness ... a little rework that we have not found a way to avoid {yet}]Once all the above has been completed, we will conduct our "post retrofit" energy audit to see if we hit our target of scoring 75+ out of 100 with fewer than 3 air changes per hour.As you stated, the long term goal is to keep our buildings attractive to tenants by making them healthy, efficient and modern (while retaining their historic charm) homes as energy costs rise.

I've noticed a steady increase in most Washington & Oregon state MFs to the point where these properties don't even come close to meeting the 1% rule & would actually be breaking even or taking a loss if purchased.Are there any other cities/counties in the PNW (or elsewhere) where there's still some prospects for healthy cash flow?

The difficulty is actually getting into high-quality properties at a high quality price, and maintaining a healthy working relationship with a high quality team over time.

Healthy, Fairfield, Hamilton, Lindenwald, Fairfield Township, Monroe, Middletown, Trenton, Lebanon, South Lebanon, Maineville.  

Once you had find an area with a healthy population growth you need to cross check that with https://www.crimereports.com/ to find the  "gems in the rough" (stable areas with low % of violent crimes.) and now you have some areas to "farm" That is where the real work just begins with foot on the ground driving by, knock on door etc.......Sok Szerencset Kivanok!

I know that I can develop my own manual system of finding sellers and buyers, but if these 2 software actually do what I hope they will, it should save me a considerable amount of time, and time for me is very valuable, since I am working a full-time day job (unrelated to real estate) as well as trying to keep 2 toddlers healthy and happy - my other full-time job.  

If they area you are looking at might be an area where a huge multinational corporation, that has very good financial health, is opening up an office, you might want to consider several apartments in that area.

I know some here are die hard RE fans and would scowl at this but for me I liek to buy quality blue chip dividend paying companies that pay a healthy dividend which in turn throws off additional passive income.There are may ways to make money in RE.