It won't be 100% accurate, but it will be close enough.

I am trying to understand how to get an accurate cap rate and other data for this market?  

I may be able to secure zero down financing again with the VA Home Loan program, but want to gather all the information I can. 

I guess that will be the true test to how accurate it was. 

From what I gathered from other property owners as well as books I have read is that its usually a double edged sword.

Through some research I have an idea of the information I should gather from my client.

You will want to work with a lender who can prequalify you for a loan amount and produce accurate estimates of the upfront and monthly cost associated with a loan, and a realtor who can provide you with accurate market rent data on comparable properties.

But basically, I'd like to add social security into my financial planning and want to get a semi-accurate estimate to input now that I'm feeling more confident that it won't be gone completely.  

Yes Please - any recommendation welcome, I'm still new to these waters of private lending and really don't know how to even accurately vet them.

When manually searching the addresses using the respectful local county tax assessor's websites, I've found accurate ownership information and have been able to hold actual conversations with the property owners via cold calling.