Hi, do you know a great software, friendly user, easy and ACCURATE for real estate investing.I don't know if you are like me, but Quickbooks is a real nightmare... 

I don't believe there is such a thing as an accurate average cost per square foot unless you do a high number of flips.  

Assuming your information is accurate, being in Lakewood (especially with its rising popularity) is a great advantage to have on other investors who aren't familiar with the streets there.

Without knowing the specifics of the property, it is impossible to know if those estimates you pulled are anywhere close to accurate. 

I'm not planning on using it to select a market in particular, but to value properties and see if potential properties are over or accurately valued in their asking price.

i know what Rubs is, the only problem is this doesn't seem accurate it the tenant leaves all the lights on all the time, or leaves the water running by"accident"

It looks like a solid investment to me as long as your management  and vacancy are accurate.

nope, these two actually have the documented ability to make the payments at a reasonable debt-to-income ratio.I'm coming up with ballpark $345k/mo PITI (my homeowner's insurance assumption might not be accurate, I didn't pull the actual property tax bill, and I don't know if there is an HOA so I left it at $0).

With the logic that I'm using (opening LLCs in other states) this would also mean that I would/should have a RE license in those other states as well, but time and accurate information gather will decide that.  

But, yes, realtors can get you fairly accurate rental data.