It is to your advantage that STRs have existed since before 1998 and were not explicitly cited in the CC&Rs.  

I assume state laws dictate and for reference if necessary, this is in Pennsylvania. 

So for that, I would recommend getting a referral from someone trusted, someone without an agenda and someone who is not getting paid to refer you to the sponsor.

If you don't hire a PM refer to a attorney.

We don’t have any explicit wording in our PM contract regarding coordination surcharges, but would a 25% surcharge be reasonable?

First of all I put my acceptance criteria clearly in the ad: minimum credit score (enter X amount, 620 is what I use),income 2-3x rent, good rental history, references, no evictions, acceptance dependent upon background check and employment verification, pet policy, desired lease term, etc. so that people will hopefully read that and not come to the open house if they know they won’t qualify.

Property manager explicitly said no one has been on the roof other than the roofing company, and even suggested I look into an attorney to go against the roofing company.

This will allow you give a reference point on how much potential rent you can receive.

Maybe it might be different in your market, but at least here in CA, no real estate agent is going to refer  a client slow poke big bank unless it’s specialized bank offering a specific program that caters to the needs to the borrower.  

Thank you for the reference.