I think the numbers are good (see below), but I don't want to get stuck with the house (the numbers are not robust enough for me to do a sandwich LO), and I don't want to drag the seller on forever if we can't find a tenant/buyer.

CF is a function of many things, one of the most notable - what you pay for the asset :)Good luck!

I'm not an economist....but suspect it is a function of supply of units to rent vs. demand.  

That is what RE Brokers do, facilitate the transfer of property rights, if anyone does anything to effect the same exchange, then the value can be seen as being close to what is fair and equitable for that function.

There's much easier search functions without the extra criteria that doesnt pertain to us.

The premise of depreciation is that, for a SFH, after 27.5 years the structure will be functionality obsolete and worth $0.  

Hello I am a new investor looking to purchase some properties,  I am currently looking to find out what is a very robust software to manage investments, flips, rentals , list of prospects etc.... any help would be greatly apreciated.

Look, there is no doubt that these campaigns are successful in certain markets or with a 5 figure/month marketing budget and a fully functioning call center to handle the inbound call volume. 

I'm not an appraiser but this is my understanding and there are other factors like age, upgrades, functionality, GLA (gross living area) and many more features.

It’s all based on making the property clean, making the property functional, and making the property fit the area.