A previous landlord really has no reason to lie, and you may get a more accurate picture of what kind of tenant the applicant would be for you. 

says the borrower), half the time it's too high (which sets the borrower up to be disappointed when the accurate number is lower than what I said).

I am needing to efficiently and accurately get repair costs as deals come across for consideration. 

With smaller towns there is always that gamble. 

But saying that no good notes trickle down is just not accurate.

@Ryan McKean im not local but I can bet most will tell you '3 miles from campus' is too broad to get an accurate rent estimate...

Many say that buying for appreciation is simply gambling.

They will be more aligned with your goals as they make their money from the income generated by the property... not the sale.Here are some tools that should help you pre-screen opportunities.Redfin.com - Redfin's home value estimate tends to be more accurate than Zillow's.

Will asking property managers directly about the rents/expenses for a particular property be the best way to get an accurate estimate? 

Unless the property appreciates significantly beyond the average 2-3% which is a gamble something like this does not seem to be a great value.ThanksPesi