Well I'm looking for someone whos competent and going to give me an accurate assessment of the condition of the property.

From numbers to negotiation and everything in between you need someone who is confident and competent.

Find out who the players are, look at cash sales and reach out to them... etc etc.Good Luck. 

Here's an article discussing this trend to invest in "tertiary markets" because of the challenge of competing with institutional investors in Denver.Traditional way to determine value is using Cap Rate.Cap Rate = Purchase Price/NOINOI is net operating income (costs of expenses, maintenance, etc.)Cap Rates in Denver are around 5-6 depending on opportunity/need for value-add to maximize rents.

To add to what @Raymond Temprano said, once you have the list of a few competing roofers, try to get references for investors/owners they've worked with in the past (and call/email them) and maybe even a few addresses for jobs they've done.

@Suzanne Player Thank you for taking the time to reply and for the helpful information, I will definitely check out the groups.

Right now while everybody is competing with each other for over-priced (to me) listed assets, I have 2 sellers calling me to please come look at their non-bankable condition rentals. 

They really are the "major league" players in a world of farm league companies.My company manages about 500 properties all over Atlanta including long term, short term and corporate rentals.

@Suzanne Player Thanks for your reply.

Once it passes all that, typically we're talking the better part of a dozen refinances, now and only now will I give them a shot with a homebuyer or a new-to-me-client looking to refi.Only in year 1, month 1, of being a broker (after having been a mortgage banker for a bunch of years), was I stupid enough to just sort the search engine by rate and pick the lowest without any vetting, presuming competence.