My guess is they’ll start selling the analytics they get from Cozy.co

That's very sound advice @Ray Johnson, these sites have all different analytics and while they strive to be the most accurate possible they can't seem to reflect the truest rate.

I do have a concern about showing up to an open house and pretending to be interested, but in reality, I am at the open house to practice my analytical skills.

These are a few things that struck me when I read your post:While it's good to be careful and analytical when running your numbers, the specific details you gave above regarding cap rate, etc. aren't accurate.

I would also recommend that you find the realtor in your desired segment who has specific analytical capability with up-to-date market data. 

Real Capital Analytics.

Accounting for anticipated capex and increases if already known.Analyzing tends to be a mix of analytical data and finesse with the numbers based on the property, if that makes sense.Anyhow, reach out if I can help.Mike

I am attempting to put to good use the analytic tools from bigger pockets to help me learn how to evaluate possible deals. 

For the time being I plan on doing all the listing/advertising, data collection/analytics (excel), and payment collection myself (paypal/venmo) until I have enough properties that using a service like Cozy or Avail becomes cost and time effective.

multi-family listed for 119,500 and I did the analytical data and offered 90,000 and apparently the seller was “pissed” and didnt even counter offer.