Collect the data and then market to the areas that have the most commonalities amongst investors.  

And if you driven up 183 during rush hour you know that it just getting more packed!

I have been looking at different places to invest.I am looking for advice on the best tool to use to help with appreciation, job growth, etc that would help me.I have looked at a few tools, like zillow, trulia (to look at sold properties) but I was looking for more historical data on appreciation.Any advice would be appreciated!

For example, one of my homes in the past showed a Zillow estimate of ~$180k, which we thought was MUCH too high based on comps, so we listed the property at $149k to be more in line with comparables in the area, based on MLS data.

All these tools do is crunch data quickly for you.  

See my post here for the chart and details: The Multifamily Market Cycle Peak Is Here, It’s Just Not Evenly Distributed Yet@Douglas Dowell I too am a believer in Glenn Mueller's methodology but not a fan of his Cycle Monitor reports because they are based on where he thinks markets should be in their cycle rather than where his published methods would indicate they actually are.

Given the data I would really look at 3 bedroom 2 baths in cedar park.

It seems to me unless someone is physically going there on a regular basis there's really know other way to get this data.

My number of data points is limited, though, since I've only worked with a few developers/flippers... and the note (which contains rate, payment terms, and other conditions) associated with the loan is not recorded, just the deed of trust.

Risk and reward are always related, however if are extremeley driven, find a way to manage the risks, and work your *ss off, high incomes are possible in a very short time.