Louis comprising of 250,000 people, you're not seeing an accurate portrayal of what this market has to offer. 

You really need an experienced (read old fart) GC to walk the project with you to be accurate and even then things can be missed.

Operating procedures- if not documented and performed, none of the above matter. 

And calculators are only as accurate as your inputs...Did you inspect these places?

The only permissible scenario is account holders can perform maintenance work that does not increase the property's value.

She sounds truly awful and does not accurately represent the people of the Bay area. 

Anyone use a good, easy, and accurate tool to get comparable sales or rents in a location?

Memphis is actually one of the places I ended up buying into so I'm hoping it performs the way you're describing!

My question is, how do you guys typically evaluate real estate agent performance?

This is a company that will perform scheduled inspections of your rental property to identify deferred maintenance needs, dubious tenant activities (say, illegal pets, bad housekeeping, failure to change HVAC filters etc).