However, in the meantime I am building a specific criteria for a mailers list.

The bank is telling me that I need to have a specific property to complete the commercial loan application for this LLC.   

Mobile homes are park specific.

Owning a tax-sheltered asset in a tax-modified vehicle seems a little silly.I am a big fan of owning RE with "real money" rather than retirement funds.

@Chris Eaker You will have specific interest in the Sept 13th Knoxville Real Estate Investors Association (KnoxREIA .com) meeting.

If you qualify - this is really great vehicle. 

Currently im looking at Craigs List and Zillow to find what rents are going for in the area im looking, however I wanted to see if anybody knows of a better process or a site that will give average rental for specific areas. 

I know how these things go.So think about it  fully rehabbed 40k home.. that home has to be bought for 5 to 10k  because if you want a home that is rehabbed it needs at least 15 to 25k of work done to it .. so it does not eat you up in cap ex.. so lets say the company wants to make 10k  ( pretty common for house flippers) so the most they can be in the home is 30k  so you are buying the lowest of the low at wholesale values the worse of the worse areas.. and on the face these do not equate into long term steady cash flow vehicles. they just don't  they only are sold to those to new or naive to understand this won't work long term....

I'm happy to see real estate agents in the area becoming investors, because when other investors are looking for a property with investor specific criteria, you'll know how to analyze those properties.

Cap rates vary by area, asset class, and deal size.So you need to be specific (office,retail,industrial,hotel,self storage,etc.)