@Kevin Collins well I apologize if it comes off condescending, it is difficult to translate 'tone' in a forum but at the end of the day you are in a forum seeking out advice...

The biggest mistake I see out of state investors make is relying on others too much for direction and guidance instead of doing their own due diligence and building their own team that they actually meet and interviewRelying on one person who alleges that they have a 'team' built already that you can use as well can be a costly mistake.

The information contained in this post is not to be relied upon.

Previously, I could rely on Nathan driving out and saving the day.

Anything else is luck and relying on luck is gambling. 

Are there specific metrics or tools you rely on?

Many/most new RE investors are relying on rent growth and appreciation to achieve their desired return.  

I cant tell you how many rescue loans Ive underwritten for small businesses who relied on a LoC for liquidity and then had the line frozen or called unexpectedly.

They don't rely on ONE supplier, ONE broker, ONE anything.  

Not to rely on speculation, but it should get better over time (hopefully) not worse.If the marginal increase between the two options is only a few hundred bucks and that isn't worth a few hundred bucks to you, then maybe not worth it.