@Benjamin ColemanRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I would try to find a short term/mid term rental friendly agent who might be able to give you super accurate feedback on the market

I don't believe that is accurate. 

Again - main thing though is starting with an accurate comp.

It may take you a year or so to get the rents to market rates, and even then a 10% return may be more accurate.

I can easily know how accurate your method is then. 

I feel like I missing a piece of information here.If this is accurate, these expectations are wildly unrealistic. 

Expecting to get accurate answers to complex legal questions on a public forum so you can safe the $275 consulting fee of experienced legal counsel 10.

Tough questions should be met with direct and accurate answers. 

@Tony Gutierrez Usually the town record is not an accurate representation of what a property is worth.