I have access to the same online tools, well not MLS ( but I can get any info I need ) and the other search engines provide more than enough info , so why ?

I throw them in a drawer with simple hand tools in the kitchen.

Typically, leverage can be a great tool in Real Estate but it seems like your options are exhausted on that front and the landscape with rates adds alot of risk.

I have my own little spreadsheet I built out that works well; curious what other tools you would recommend.

I should have joined an established brokerage with great tools and training right off the bat.

In fact, you can combine this with an SEO expert, and for relatively few dollars create a powerful and profitable “persona” whereby you have potential listing leads contact you.  

Pretend you are 18 and use one of the best tools out there, in my opinion, the wonderful house hack.  

However, if you've sold a few properties and are in a strong cash position, it's definitely a cool tool to consider.  

If you upgrade your BP account you can access state specific forms, including a lease, in the Tools tab on BP. 

Even though they have the same "tools" in terms of which mortgages they can use for FHA or conventional, some loan officers can find how to get to yes, and some only can find how to get to no.