Realist is one example that gathers property data in my area.

This way you can offer a realistic (for you and the seller) cash offer, allowing for a counter offer.  

@Russ Scheider I would love to get a more realistic estimate of what rents could be for this suspect house.

It is just not realistic for investors starting today to buy a home in San Jose for over a million dollars.

Wholesaling is realistically the only option for you around here. 

If the cyclical nature of real estate isn't in your game plan you're not realistic in how this works and have way to short of an investment window.

@Johanna Anderson, presuming this is a residential property of four units or less, and you're after a properly licensed contractor, then you'll be looking for a contractor who has a state issued MHIC (Contractor or Salesman) license, not a county issued general contractor's license.Also, if you're casting a net to buy an estimate, how will you know that the estimate provided is legitimate or realistic?

IMO time-on-market and other realistic (or, from seller's perspective, lowball) offers are the main ways a seller realizes their expectations are out of whack.  

However, I could absolutely get a pretty good estimate on all of those things and figure out a realistic amount of money i could put away toward investing. 

I've heard 10% but not sure how realistic that is in my market.3) should I really only do a deal based off of cash flow and consider appreciation a bonus?