As others have said, you need to look at the whole picture.Somebody buying an oceanfront property in Laguna Beach might be happy with a 2% cash-on-cash return, because they are banking on appreciation.Then somebody buying a 12 unit apartment complex in Cleveland might not do the deal unless they are getting a 15% cash-on-cash return because they are going to see very little appreciation and will need to deal with headache after headache.If just evaluating the cash flow, a cash-on-cash return of 10%+ is right to me.

You can work with someone who can evaluate your properties and provide more than one option.

Something that scrapes the data and organizes my list of properties before I start evaluating.

Evaluate Realtor Performance: Reflect on your realtor's performance and consider providing feedback or seeking a different realtor for future transactions if you feel your current realtor did not adequately represent your interests.In summary, your realtor should have proactively checked the status of the POS report and communicated any issues to you well before the closing date.

to have money to put into improving the property so that it can be evaluated higher?

This way you have "boots on the ground" that can help evaluate, walk and manage properties.

My concern is that all of my info is coming from the agency and I do not know how to find and evaluate properties/deals yet on my own.

@Joshua ChristensenThanks for this helpful strategy on evaluating the Floor 1 leak. 

If it's not satisfactory (or even questionable), a Phase II is in order - in fact, your lender will most likely require it.Assuming that all the environmental pieces are good to go, you then need to evaluate the business itself. 

How do PMLs evaluate the potential of a real estate investment differently from banks?