If your parking is somewhat hidden that makes it easier... if there's a struggle to find street parking it will make it more obvious what you've got going.I'm happy to consult with you directly and take a look at some of the information you have; I can also recommend some other systems to put in place which will lower the burden of managing the space.Lastly, check out www.airdna.co (not .com) to see if there are average rental prices and stats available for the area you're looking at.Best of luck... these types of properties really can be great money makers when set up properly.

I know how to do a rent roll via quickbooks but because our rental rates change over time it's not as simple as saying, "okay I have 48 units at an average of 605 per unit etc. etc. -- Plus my first 4 years I was adding units mid year, so the calculation is anything but simple.

In addition to what @Ryan Gillette said, you may be able to call the utility company and ask for averages of the property address for due diligence purposes of a purchase.

What is the average return an active investor is getting on their money outside of real estate investing.Say $150 to $250k?

Its cleary easier to beat below average income, but high earners may only use REI for tax shelter.  

What websites and tools do you use to learn about average listing prices, sale prices, and rents?  

Its just knowing which ones to use to get what you want and what the pro's and con's are between each product given the goals you're trying to accomplish.A lot of bankers and independents in socal broker to TCF like Chris mentions above.I've had good experience getting rental income to be used in similar context to the above mentioned.The formula is simple for rentals that dont yet show up on your tax return its 75% of gross income minus PITIA (principal/interest/taxes/insurance/assessments) to arrive at your net income figure that will either be added to your income column if its positive or a liability to be qualified for if its negative.In cases where you just want to do a cash out refinance loan you could use 1 year tax program with Freddie Mac to avoid having to average both your 2015 and 2014 which causes more paperwork and more things for an underwriter to sift through and demand verifications and documentation on.The nice part about using a 1 year tax program for self employment or realtor income (in your case) is that since there is only 1 year tax for your self employment we only need to use 1 year tax income on your rentals  as well which is a little known secret in the residential conventional lending world.This is great when you have a great 2015 or past return but your 2014 or 2 year ago return was not as good.

I have been doing this for years so it only takes me about 30-45 seconds on average to determine if I should send a letter or not.I know investors quite often have different criteria to go about deciding who to mail and what to mail.

Also what is the market for more updated apartments, is the average income level in NB able to support a $1000/month rental.

My neighborhood average is around $175k-180k according to Zillow.