Hello Fellow Members.It is crucial to find a hard money lender that will be prompt, reliable and get an answer for you within 1-2 days.

You can only use a cap rate if you have reliable cap rate comps.

When I find a service that's so reliable and sensible I'm very unlikely to change.

If you know what you're looking for, you can find very reliable low income tenants (and if you know what you're looking for, you can find very reliable middle income tenants - Ha!).  

Looking for reliable and fast contractors in Nutley, Fairlawn, and/or North Jersey area for flips.  

Also looking for one with reasonable rates and very reliable. 

If I can get them fixed up enough to attract reliable tenants, I'll feel better about it.

. #1 is finding a great deal and #2 finding a loyal and reliable contractor.Good luck ! 

Personally I would go more macro...Historically what affordability rates have been a reliable buy/sell signal.Historically what is the relationship between interest rates and housing prices.Historically what is the relationship between rents and minimum wage.I think its easier to get reliable nationwide data than data for a state or city.  

There is more bad information pawned off as an education in real estate than good, reliable sources it seems.