You not only need to be trustworthy and have a solid reputation but you need to show competeance in your field.That being said you can meet lenders and investors at REI meetups and groups, auctions, talking to realtors, title companies, property management combines, craigslist calling for rent adds, other investors, search real estate transactions in your area and look for multiple cash closings by one individual, entity or address of either. 

It seems as if you may be going about address them the wrong way.

All she does is text an [address] to (650)2970792 and it auto-replies with a home valuation. 

My recommendation, regardless, is to amend your lease moving forward if this issue is not addressed therein. 

sending addresses to my pm to gauge their tolerance for management was huge for me. 

Ask local investor friendly PM companies "is this _______ address a good area to invest in?"

It allows you to get an understanding of the rents around a particular address based on the number of bedrooms in the property.Hope this helps

Madison is one of the top address's in all of MS.be careful though there is NO Multi family in the city of Madison they dont allow it.and many of the SFR subdivisions have CCRs that do not allow ANY rentals at all.

If you want to send me the address I would be happy to look up comps and give you an opinion since I am local.

As best I can tell from your description it sounds like this property needs to be vacated and gutted to fully address the issues.