I don't mind agreeing to her rates and everything but don't really want to sign some obscure legal document.

The most important thing is to not get bogged down in the questions that are asking for obscure answers in obscure portions of the reference books. 

You want data from a trusted source that real pros use, not from some obscure source that no one uses.Start with absentees as described above.  

For example, a minor oversight by a rehabber to repair the smallest pinhole hidden in an obscure location can cause the property to fail a Section 8 inspection.See the Section 8 Inspection Form and Checklist.#5 Increased Wear and Tear: In some cases, Section 8 tenants cause more wear and tear to a property than a private pay tenant.

There are more obscure avenues as well.  

I thought, oh good, now it should be really easy to get through to the entity in control of the property...apparently it is just as difficult as it was trying to contact the obscured owner before. 

FAMOUSLY obscure question, "What is the best ____"? 

That can result in you investing some time and money into a place only to lose it when you accidentally violate some obscure term in the agreement.  

They also try to hide the information in a very obscure PDF file on the government website.http://cca.hawaii.gov/reb/files/2015/09/Salesperson-Flowchart_150911.pdf

If a bank is fighting that case, the only way they can win is by finding some obscure issue, like maybe the HOA's servicer didn't accept the bank's offer to pay exactly nine months of past dues with no additional collection fees.