In the past when I am looking for a property manager I google to find all managers with physical offices in close proximity to my properties to narrow my search and ignore all sponsored adds that fake that they are local.Since you have self managed, you will be better equipped to "manage the manager".

But I guess we need to keep searching until you find a deal that works.

Good luck in your search.

I've done a few 1031 exchanges, they are a valuable tool!

Vrbo has free price automation and analytical tools to compare the competition and see trends.

NYC DOB considers a shelter a 'community facility with sleeping quarters' and may require a special permit for this use.Thanks Abel, You provided me with the right search terms to dig deeper. 

Search the forums here for these kinds of stories from landlords.  

And lastly, I search FunishedFinder listings nearby, find comparable properties, and track the listed rent for a few months (does it increase, decrease?).

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

Here is another post on this subject from BP:Learn to Live Life on Your Terms through Real Estate Investing on BiggerPocketsPlease note I have not taken this course or have info on it, just posting what I found on a quick search of this site.