This will give you an idea of where you can be priced at with factual data rather than guessing a 3%. 3% could be sufficient but the data will help you be confident in your decision. 

Airdna.com offers accurate data on any given area for short term rentals!

In a dream world - the comprehensive solution does all this: *task management and sequencing where you can drop a property into a sequence ie day 1 call, day 2 mailer (have it automatically mail out something like a postcard) day 3 etc etc etc*project management outside of the outreach sequences for what's next in the process ie schedule inspection, send the contract, etc etc*ability to have multiple users drive around and if you see a property you can tag an address and add it into a marketing sequence, and also track the streets you've hit so you're not wasting time driving by the same houses more than once *dialer (ability to parallel dial numerous numbers simultaneously to make cold calling more efficient - Ive used tools like orum and kixie in other industries, and when you receive a pickup, the other calls are dropped) *skip tracing/data provider *website landing page for converting online visitors to leads*electronic signature/docusign*secondary branded landing site on different URL for blasts for deal disposition to your buyer listWhat am I missing? 

We have never had a tenant that was able to produce any factual data that supports their concerns. 

Also, the historical data tells me that 3 years of underperformance means that future performance must improve substantially in order to meet the IRR goal for the investment.

I would throw in a few more out there for you like Listing optimization: Rankbreeze and Intellihost, Data Companies: AirDNA, Mashvisor, etc., and guest verification platforms like Superhog or Chekin.

I make sure to be there when the appraiser is visiting the home and print out data on appreciation rates and comps and give him/her a personal opinion on where we believe the home should be appraised at.

Also, never listen to the sales people on their saving projection, I've yet see someone who does a good job of data analytics to truly project it correctly.

That is a data/privacy issue that could cost them millions.

Or did you run some numbers or have some other set of data you're using to come to the conclusion that Westmoreland County is, in fact, an area conducive to being profitable in house hacking?