It happens when you deal with social marketing, and those kinds of responses to ads CAN be useful if you try and make em useful.I try to engage those complaining and ask for comparable in the area.

Or is there a more effective way?

Is there a simple and effective way to analyze a property, or is calculating the cap rate, 1% rule, 50% rule etc, cash on cash, NOI, all necessary?

@Shayla Fletcher I check all properties at http://maps.lsuagcenter.com/floodmaps/ If the flood hazard areas show in blue, (or sometimes grey on old black/white maps) that is the effective map that is used to determine flood insurance rates and whether or not flood insurance is required by lenders. 

Networking and cold calling are the most effective for lead gen.

I do have a couple of recommendations for you though; Ask the listing agent ' Is there anything aside from price that the seller would prefer to have in an offer,' such as Specific closing date, or a lease back so that they may find a replacement property, etc....I have found this to be a very effective way to extract some of the seller motivation.

Now I'm happily engaged, but a worse investor.

Multiple marketing messages in one mail piece would increase effectiveness.  

I don't think my current method of paying my handyman an $85 trip charge is cost effective. 

Your right it should have nothing to do with the 1031 but it it goes on the hud it is messy and easier for the service to claim you are receiving boot  A simple statement to that effect can go into the contract and the title company may even be willing to handle that part for you.Re: the excess funds- depending on valuations and any work needed on your replacement properties there may be a way to enfold that into improvements to tour replacements and still keep tax deferred status of that money