I goes into location grades and give an overview of why they are important for investors to know.https://www.biggerpockets.com/blog/2015/12/09/class-a-b-c-d-real-estate/Based on your risk tolerance and investment goals you'll want to select a location that matches what your looking for.

This doesn't obligate you but in situations where you're catering to a more select market, it opens the door to get valuable feedback on how you're positioned and priced.

If you select a great tenant that meets all your requirements, hopefully they are responsible enough to take proper care of the pet and you will never need to use the deposit or fees and you're making more money.

Have you checked out "How to select a target makert", by Joe Fairless?

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Thus, the most practical alternative is selecting a competent property management. 

I've contacted a mortgage broker and she said that that appraisers are selected at random to refinance so doesn't matter if I get it appraisal on my own to see current value.

I've used all the sites zillow, reator, redfin etc.... and have assessed 90% of most if not all the properties based on my selective criteria.

I prefer tenants with no pets and will select someone without a pet every time. 

Those questions should allow you to narrow the field down to a select few.