The manual entry of numbers has moved to an automated model with accurate ARV, Cap Rates, etc.  

I would suggest maybe seeking the assistance of a real estate salesperson who could give you accurate market comparisons for the area, add to the description, and most importantly, take photos that will better highlight your property. 

If the software is not simplifying your life or making you more accurate, you shouldn't use it.

Most lenders that I work with cap the LTV % on cash outs at 70%, so assuming $165k is accurate, the max loan I would see on this would be around $115k, which doesn't give you any cash. 

They cannot arbitrarily make wild gambles because they feel like it - they have to operate within established risk parameters that are approved by several regulatory bodies and internal controls.

Does anyone have some really good websites for accurate up to date data for vacancy rates, median rents, average household income, etc? 

People have failed twice now with the housing bubble and the recent meteoric increase in rates because they were gambling with the rates to save a percentage point.  

And any time a journalist or anyone else claims to know, the first question I have for them is: "If you say that you have access to this accurate crystal ball, then why aren't YOU a billionaire?!"

Plus you still have to actually underwrite the entire deal (purchase, construction, carry, etc to develop accurate CF/profit).

People mentioning that they put their life savings in something in hopes of a better future is gambling.