In low/no appreciation markets, you want higher cash on cash returns that will offset the lack of appreciation and so you can at least exit the market in 7-10 years if you need to without losing money or you will have been able to save some of the cash flow to make capital improvements and continue to hold the property.Also, you want to buy at a discount so that much of the equity margin you need to avoid selling costs eating up all your aggregate cash flows is captured at purchase (and perhaps some significant gain above that).

This is because typically I was in each comp he uses for his comps versus he is typically getting his condition, layout, etc information from the selling agent.  

Adding another bathroom will improve the property value.

That is much more likely to be considered a capital improvement, at least in part. 

The property card will tell you land value, improvement  value, how many years back taxes, etc.

How do you define "over improving?"

My question is other than Home Improvements Shows, which other ways of marketing are everyone else using that generate good leads?

Often next (or simultaneously) usually, but not always, some property improvements are in order.

I am also taking this time to improve the value and increase equity in my own house.

Bringing something to the table will massively improve your chances at the eventual mentor relationship you seek.