It is not accurate in a conversion situation.

Estimated value is about $404,379 but may not be accurate(it’s the amt that shows on my mortgage companies app).

Connect with people who have done it before and try to gather as much info as you can. 

Aaaand they would be accurate in the advice they give maybe 1:40 times....... 

Assuming that this market will rise to the level of "everywhere else" and not inflate in relative lockstep with other markets may turn out not to be an accurate assumption.  

They didn't explain that and I gather we ask (one of my partners wanted them to just do what they do)Since they came highly recommended.

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

Internet is a hard place to accurately judge character. 

In your case looking to larger assets where you can effeciently cost segregate to gather bonus depreciation would be a smart move.Appreciation - Where in the country is the asset class you like growing or going to be growingAmortization of the loan - What sector or even region if you look locally for funding, is going to offer the most favorable lending so that less goes to interest expense and more to pay down of principle.Have fun with a spread sheet comparing these 4 returns from your investment with the type and location of assets you find attractive. 

By doing so, you'll be able to use accurate assumptions when underwriting deals with strong levels of confidence!