I've been using propstream including using the automator tool and done post card campaigns, but mostly use PS for;   I've had PS for 3 years about

Those are more geared towards Realtors but should work just fine for anyone.You can also try PropStre@m, but I think it looks a tad pricey for me, although I have a lot of tools that do the same things for free with my MLS membership.

Full disclosure here though - ARM's are preferred lending tools from lenders.  

That's why your team is more valuable.

Perhaps it makes sense for your personal situation, but I use my cashflow to purchase other properties, tools and equipment (such as a lawnmower) I need to be successful. 

I'm envisioning putting in $25k worth of materials, which would give me new floors, new bathroom, new kitchen, expanded rear deck, drywall in almost the entire house, and updating HVAC and plumbing - this doesn't include my labor of course, but I work remotely, and July through October is my slow season, so it kinda falls into the perfect "pack the dog & your tools and go up to the house for 2-3 weeks to get some work done" calendar for me. 

DM ME and I can share with you some models and analysis tools we use when underwriting a deal.

Looking at the local market and using some the tools to analyze properties it doesn’t seem to make sense where I currently live.

I.E. a $1,200 loss was like having another $100 a month loan.Some of the things I wrote off werePower tools needed for the business, lawyer and accountant bills, mileage, office supplies, new printer, storage area .....If you want to grow bigger than 1 rental, make sure to understand what a gain/loss will do to your buying power. 

All the tools you need are all around you.