I understand the restrictions in the market (and that Napa county in completely restricted) but and am hoping to find an agent with experience specifically in short term rentals in the Sonoma market.

Do I need to lower my standards or try to find alternative ways to source deals? 

When I was looking into a similar situation I found the owners info on the county assessor's website, the property was owned by an LLC but I was able to look up the LLC on the secretary of state's website to find the owners info. 

She is a savvy investor herself and can help investors find property in the Upstate of SC including Greenville and surrounding areas.

I returned a few days later to find that he had spread gravel across the front yard and under the front porch!

A lot of people in Houston find them ok. 

If you're using standardized or rule-of-thumb metrics (for example, many out of state investors do this for expediency), you may find that tax and insurance expenses are much higher than anticipated. 

Can you find forms on Google?

We built out our own portal and accounting database for that functionality because we were not finding good software that could handle a higher volume of receipts AND tie it in with the rental property accounting. 

I have been working with investors for more than a year to help them find new construction investment properties.