I like the tools as well but agree it would be helpful for sensitivity analysis.

But I think eventually they will go up and that might be an issue for some.The smart investors I know run sensitivity analysis to see what their exit looks like with higher rates and higher caps.

Start with SFRs and cut your teeth there. 

The flipping market is extremely market sensitive and can turn on a dime.

In fact, I told my broker last week, this is a distressed property without a distressed price tag.But you are exactly hitting on my two big reservations: 1) overvalued relative to age/condition and rent roll, and maintenance problems, 2) and this is probably a bad way to cut my teeth...too much for first time deal.It's just easy to get blindsided by the apparent, as-is cash flow.

I need to cut my teeth on.

Now, flips or rental homes: people on here are right, flips require you to have a know how and is time-sensitive.

Some "deals" don't have the teeth I need to pull the trigger on so I will pass them on to less active (less needy) investors.

Not at all saying this is something you would do by any means, but, as tenants apply for various apartments, fraudsters will try to collect that information themselves for the sake of "screening" when really they're just trying to get as many sensitive details as they can, including SSN and name. 

However, I completely understand the sensitivity around it, especially that it's a neighbor.The first thing to note is that some sellers are going to be insulted with a lower offer than they feel, no matter how much you dress it up.