What are the main advantages of paid subscriptions like Propstream and Batchleads over free ones like Propwire. It seems like Propwire does the same thing but for free but am I missing something? TIA

You can find comparable sales data on websites like Zillow, Redfin, Realtor.com.

Hard money is sort of a last resort, that's typically meant to be a short-term solution and will carry a higher rate and/or fees compared to most other options. 

Please elaborate on why each is essential and how they contribute to a company's overall performance and reliability.Similarly, provide a list of red flags or negative traits that indicate a subpar or potentially problematic property management company, with explanations on how these might negatively impact my real estate operations.Create a scoring or rating system that I can use to objectively evaluate and compare each property management company based on the traits and skills identified earlier.

It normally comes down to- improper sales comparables analysis- bad contractors

The ARV is determined by sales of nearby comparable homes.

I like to look at the historical submarket cap rate over the last 20-30 years and compare to the current spread.

The difference between a $1000 exchange and a $1500 exchange is insignificant when compared to the tax hit if your exchange is done improperly. 

For example, Fayetteville and Jacksonville are some of the only places you might come close to hitting the 1% goal on an LTR, but like other markets (ex: Memphis) where LTR cashflow is strong appreciation is rather weak compared to markets like Wilmington or Asheville where LTR cashflow is poor but appreciation is fantastic.

Living in the high-priced West Coast, most OOS investment opportunities may seem great on paper compared to your market.