As for the back stabber, I hope you destroy their online reputation with honest reviews about their ethics. 

Figured I'd update everyone here - we went to mediation, she wouldn't back down from her superfluous $10k suit - we offered her $1k to go away and let her know that any landlord/tenant action in court would most likely make it hard to keep her voucher or rent from a reputable landlord again.

Having a reputable team you are partnering with to build a long lasting relationship provides the most value in my opinion. 

I think I've returned the favor of being a good borrower for them and have built my reputation.

One question I had is - why doesn't everyone just go to the most reputable, longest-tenured HMLs in the region?

Reputable people own up to their mistakes.

Recently signed papers and would like a reputable inspectors people have used and trust.

Get a reputable structural engineer to look at it if you can.

The broker and lender you use also will help or impair your chances, so always work with someone that has good reputation in your local market.

Without a reputation and listing agreement in hand, you will not be taken seriously.