I am curious to know any tools available to analyse rental properties deals.I have used BP tools for rental property analysis but it seems every deals shows me negative in cash flow.Any feedback welcome?

You are essentially selling the house to the appraiser.

Pricelabs isn't so much a market analysis tool as much as it is a pricing tool.

Should I use the BRRR or the Rental Property tool to analyze these properties? 

Tools like Zillow are getting pretty good at estimating market rents and rental listings are broadly available to see what others are asking in the area, but actual closed lease rates are the best indicator and agents with access to the MLS is the best tool I'm aware of for that

I've used instagram for the same reasons everyone does (mainly sharing funny stuff with friends) but I've also made a decent little lead generation tool out of it. 

It’s essentially similar lens but more of a point and shoot.Focal Length18.3mm (Approx. 28mm in 35mm equivalent focal length)Aperture: F2.8 to F16From there you can pay an editing site to fix it up 15-30 per pic depending on if you want digital staging. 

From the looks of the company match if I max out at 8 percent they essentially match 6 percent.

Just to clarify, in the absolute simplest form, cap rate essential means % return on investment per year.

Any input on location or favorite tool to research purchase of a str?