There is no substitute for engaging all 5 senses.

but, I am opposed to substituting those for cash flow.  

Substitute Bigger Pockets for Facebook scroll time.

But I need to practice crunching numbers and seeing the big picture so I can find good dealsAre there other free substitutes  to BP's calculators?

is too expensive go a couple hours away.There is no substitute for being hands-on.

However it's not a substitute for a property manager.

Use a straight substitution method with adjustments.

None of the rules such as 1% rule (rent ratio - used to be the 2% rule), 50% rule (expenses not including P&I), 70% rule (cost to ARV) are a substitute for a thorough pro forma.Of the rules, I use the 50% rule most often.good luck

A website is a good starting point, but there is no substitute for real world experience.Don't take this as harsh.

These 'board rooms' became substitutes for the bars shut down by Prohibition - the same swing doors darkened windows and smoke-filled rooms furnished with mahogany chairs and packed with all sorts of nondescript folk from every walk of life hanging around to follow the projected ticker-tape flickering on the big screen at the front of the office.