On my agenda I plan to meet with my realtor, a couple of proposed property managers, and visit a couple dozen potential listings.

As it has been said, you need to go and drive the area and make an assessment for yourself to start with. 

Although the majority of Michael's superb content on Cost Seg focuses on how to properly assess the value of Cost Seg, he also does highlight some items regarding the internal workings of a Cost Seg study.

If you had a friend looking to buy an investment property, would you recommend they use a part-time agent with two years experience that handles a few sales a year, or would you recommend they find a full-time sales agent with 20 years experience that sells dozens of properties per year? 

I could probably think of at least half a dozen old guests I'd love to hear from again to see how things have progressed since 5, 6, 7 years ago.

So I think the RE market in some ways is more challenging than in the dozen years leading to 2022.  

Long story, it was through a real estate agent, but the owner determined his price assessment of $150K is correct, and the agent wrong.

I believe they do free assessments if you wanted to get a second opinion. 

Then possibly get hit with a $100k special assessment while you have it?

The county assessed value means NOTHING.