Ok I will check those websites out, Thank you.There's a variety of ways to get a deal in front of you (I'm mostly a flipper), but basically if it looks promising, I run custom comps queries and check the current & past $/sf of renovated/distressed product in that city or zipcode.Here's a chart on 90066 I generated from my tool under Market Stats > Sales Data > Specific Zip Code:- My above chart (more available) shows the Avg Renovated $/sf (High) over time in this Zip Code, something completely different than charts/providers based on Averages/Medians only, like every other platform (RedFin Below, https://www.redfin.com/news/data-center/):- Can't select smaller locations such as City or Zipcode for their $/sf data, so it's useless helping me underwrite/verify a deal.- Can set Zip Code for Median Sale Price data, but again it's the median/avg so it's useless helping me underwrite/verify a deal.Then if that looks decent, I'll run Sales Comps, and get a quick summary of some key metrics based on those comps.

If they wanted there own separate stand alone appfolio, so it's segregated data to them, ok solved data privacy but why not internalize PM's than? 

It does all those tedious "back of the envelope" calculations for listings within 50 miles of your city and refreshes its data daily!

But, to me, that seems high but fully realize there are so many variables.Another data point - we are doing some very light work on a SFH property that we just purchased and getting ready to rent out. 

Keep in mind that once a tax pro prepares a tax return, they largely inherent and own the historical data warts and all.How many states?

I know in Washington state a home owner can do their own work including electrical and plumbing, but as you pointed out has to live in the property for 1 year after completion.If you get licensed as a contractor (in WA state it takes some paperwork, filing fee and insurance/ bond, no test, no experience etc.. )  Then you do the work under you contractors license and no holding period needed. 

It’s fairly easy to find a list someone else has compiled from data determining hot markets.

It pulls and refreshes it's listing data daily!

If we are all being honest, not one of us posting has any clue what’s gonna happen we all can come up with our best guess based on historical data.

REIprintmail can help you with a predictive data list, but you can also get predictive data through Dataflik.By the way, I saw you are also based in Tampa.