That tool really sounds ideal...I think in most major markets now that are either saturated or balanced in terms of supply/demand now more than ever amenity rich properties are a must. 

That'll negate the supply.

These are all things you need to do some homework on and figure out.In terms of BRR and flipping.Flipping makes you more money now.But BRR gives you the opportunity to invest, recoup your investment, have heavy depreciation tax write offs & build a portfolio which PAYS YOU IN YOUR SLEEP.You only have so much time to work, but the need for housing will consistently increase as our population is outpacing or supply of housing year after year.

Gotcha a in other words rents could soften or are softening based on supply demand issues.. thank you for clarifying that.

I've heard of mentees who started cleaning up construction areas on a flip at the end of each work day or picking up supplies at Home Depot and delivering them to the job site.

Since values have still remained strong people are still cashing out further decreasing supply. 

>appreciation in this particular Midwestern city keeps pace with inflation without leverage. per the data you supplied from the NAR (good source), Peoria re appreciation did not keep up with appreciation since 1979.  

Ryan offered various reasons for the delays, including difficulties in obtaining permits, scheduling subcontractors, and obtaining supplies; even making allowances for these factors, we found the delays to be extraordinary.While we were pleased with some of the subcontractors (e.g., the roofers, the fireplace repair crew, and the carpet installers), there were numerous instances when Bildwise and its subcontractors did not complete tasks in a workmanlike manner.

You have to love the simplicity of supply and demand!

I heard that not just from other investors but from wholesalers who supply them with listings as well.