Funny that you blame the modern day education system when it seems whatever school you went to decades ago failed to share these key founding principles with you. 

As Zillow (and Redfin) collects and aggregates sales data I think they have much more data now to analyze - and they have the ability to analyze all that info - and come up with a more accurate sales price (for an "average condition" property) better than an appraiser or real estate agent could (especially in locations that are more populated and have more sales data).If you're renovating though, specifically looking for ARV, I would trust a good real estate agent more than I would Zillow/Redfin because "condition" is a data point Zillow simply can't analyze (remodeled kitchen/baths, master suite, modern updates, style/condition of flooring).

Also know that there are a lot of modern PM options that are more in the 10-15% fee range (as opposed to 30%).  

.* Strong rent/price ratios* Low property taxes and insurance rates* Growing populations and jobs* Modern, diverse economies* Landlord friendly lawsPersonally, I think that Indianapolis and Kansas City has a good combination of the above criteria.

Is a gentrifying shift coming to the city, because i see a lot of modern renovated townhouses literally right next to a boarded up house.

Unfortunately, I think the hard truth is that saving up the cash for the down payment the old fashioned way is likely to be a better risk adjusted option.

Indy is not only a good cash flow market but has strong economic and demographic fundamentals such as growing population, jobs and  modern, diverse industry whereas St Louis and Birmingham are pretty stagnant.

Having said that, after establishing relationships, in my experience, if you pay them in a timely fashion and call them often, they will allow for simply material based payments upfront with the bulk of payment due upon completion of the job.

Ultimately we passed on using the platforms and instead opted to do it the old fashioned way. 

Until I understand that, I will continue to look for deals the old fashioned way and will continue to report robo-dialers as SPAM to my provider and have their numbers blocked.