You could also use the source you mentioned; especially Craig's list.                             

I need to be able to compare it against other things I can invest my money in, like stocks, loans, flips, etc - that's why the cap rate is critical for me.

It's just part of the gig, because I lend on ARV so it's critical.  

Agree that you should look at how stable the income source is (type, length, etc.).  

Split was not that good 60/40, but in order to have the foundations to build a good business, it was fine for me.Then, I move to a pops and mom, you know them there are tons of them out there, where the split is great, ( you get almost 100% commission), but marketing and support for you is none, I was doing my CE on my board and trying to get as much as I could from different sources, at that time, my income plateau, and then I realized in order for me to grow, I had to move.

This is critical because, as an out of state investor, you won't be actively managing the day-to-day activities.  

“While rising prices are lifting home owners out of negative equity, the strong price recovery amid the modest growth in incomes is also making homes less affordable and dampening demand.”Source: “REALTORS® Expect Price Growth Moderate in Next 12 Months,” National Association of REALTORS® Economists’ Outlook blog (Oct. 5, 2015)

I am thinking loud and please hear :I have contractors rehabbers and landlords on my buyers list , I also have access to good deals right on MLS and other sources . 

I use wholesalers, direct sale by owner, and MLS as sources.  

@Peo Haggstrom please direct us to your sources of news.