Property manager reputation? 

It gives the profession a bad reputation.

Either be active in management or hire a reputable PM who can satisfy this role.

Taking advice from someone with a financial BIAS is dangerous to your financial health, unless you know that individual to be “above” short term personal gain and strictly in for long term relationships and reputation.  

This way, you’re not at risk of losing all your hard-earned feedback and visibility, which could set you back in the competitive short-term rental market.It's essential to find a PM who can work with you in this setup, as it's a balance between functionality and maintaining your property’s reputation online.

So far I have seen 2-2.5% the only 0% was from a small local commercial brokerage who always had a reputation to lowball buyers agents so most agents just never send out their deals. 

Some investors opt for larger homes with more bedrooms, while others convert existing residential properties to fit more people comfortably, ensuring they meet safety and accessibility standards.One thing to consider—smaller operations like RAL often rely on word of mouth and local reputation to fill rooms, so community engagement and relationships with local health care providers are key to success.PS: Fun fact—by 2030, it’s projected that more than 20% of the U.S. population will be over the age of 65, which makes senior housing a high-demand sector for decades to come. 

Any recommendations on a reputable company to do the testing?

Pull the right permits and work with reputable contractors who will warranty their work...making those warranties transferable will be a huge perk to potential back end buyers.

Managing everything solo can be quite time-consuming, so collaborating with a reputable team is beneficial.