Maybe spot check a few leases if you think they're lying on the rent roll (though I've never seen this).From that you have a few major costs: Debt service (sellers costs are irrelevant), property tax (easy to see online), utilities (if it's 'all bills paid', pretty easy to est -- even easier if it's just water), insurance (I know what I pay per $1000 insured, and the seller may be paying too much or not have insurance at all), management (I know the incremental cost for me to add a property.  

I am hoping to find a mentor, but for now my plan is to get my real estate license to learn the jargon, and continue to educate myself on how to spot deals.

really puts the apprasisers in a tough spot sometimes.

@Carol Kotchek - Spot on list!

You can do the same thing electronically and reach more people.

At least in these parts title companies are ok with electronic signatures for contracts.

The areas that you have identified are great spots.

You should spot that long before it gets to that point. 

That would put you in a bad spot.  

I do not like being able to spot Lowe's or HD vanities on TV or in comparable listings nearby so I hunt for the vanities online and buy tile and anything tile related at Floor and Decor even if it is a haul for 1.5-2 hours to get there for a look not found at Lowe's.