In short, it is going to take investors, brokers and appraisers a lot more consideration and effort to accurately evaluate values and offers.

2) Legal - I know licensed agents have a fiduciary responsibility (which is why I want to be transparent with the options and provide accurate numbers) but I want to make sure I don't expose myself to any legal issues down the road.

There are lots of good property managers out there, but a lot of the value of a good bookkeeper comes from having your financials in order, accurate, and ready for tax filing at the end of the year.

What is the best way that me as a potential customer can prepare as much as possible to get the most accurate estimate from a general contractor before talking to any of them?

I’d say the estimate is probably more accurate than you’d get if you weren’t associated with the brand.

I would like to get a fairly accurate figures for my modelThanks much

I’m not an expert on this matter, but I don’t think those labels are 100% accurate..so I think it’s possible properties can get this label and not actually be in this status, or maybe it’s a label that’s been stuck in the property from before she inherited it.You’ve already checked taxes and mortgages.

Depending on how accurate you want or need to be a % estimate may not work for you.  

Even if you're talking to a property manager who should be the right person to talk to and tell you what the correct rental rates are, still double check what they're telling you is accurate. 

@Vitali Ganon Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.