I use it to input all the variables and determine what the projected cash on cash, monthly cash flow and ROI will be.Having the calculator is helpful, but what REALLY matters is plugging in the most accurate data.

I've also created custom software that will alter the source data to add a more personal touch and feel while it gets merged.

If you can afford to send out 200 letters per week, I would....more prospects = more leads = more deals.If your data source can efficiently filter equity, then I would consider dropping the last sale date filter; you're filtering out people who have recently inherited property, people who bought at the top of the market and got burned, and new landlords who already have buyer's remorse.I don't know what's available in your city/county, but you may want to take a crack at other niches like probate, tax liens, code violators, expired listings, or pre foreclosure.

They are in several markets now and seem to be expanding.Census data can be helpful too .

If you're buy-and-hold, the key is ensuring that when you buy, you're buying with good cash flow and keeping reserves.If you're a rehabber, the key is ensuring that you're flexible, can change strategies quickly, know how to analyze the data, trust the numbers and have several different strategies for acquisition and disbursement of properties.

The data speaks for itself.

and mail merging on a 4 to a sheet 4.25 x 5.5 postcard front and back variable data ( duplex) and variable data spot for the bar code (bulk mail)Thanks!

One of a hundred small battles we will see as the Realtors fight a desperate rear-guard action, trying to delay the inevitable.Like every other business model that depends on control of data, the Realtor business model WILL be changed by chaging technology.

Don't try and fill in missing data that will get you in trouble very quickly.  

Often they will have reports on vacancy which if you track it over time will be a good indicator for the cycle.If the landlords association can't help try talking to the larger property management companies in the area, they should have data on vacancies, at least for the properties they're managing.Another way to track the cycle is by following the building permit activity for apartments in your market.