I would rely on local lending institutions (credit unions or local banks) who have a better pulse on the local needs. 

Therefore you are relying on the market to increase the valuation of this property. 

Aloha,You are half right...those are important factors, but to really understand what you are getting into requires serious due diligence in obtaining and reviewing the actual governing documents...do not rely on brief listing descriptions that are inaccurate.

That way we can get you bookings that don’t rely solely on the OTAs.

"pro forma" is a future projection.I mention it because both are useful, but I wouldn't rely on a seller's pro forma at all.

Being an out of state investor we’ve had to rely on our PMC for so much of that and they didn’t do it how I would’ve.

If I may asked, do you maximize your regular liability insurance as well or do you rely on the umbrella policy? 

Plus on short term rentals you are relying on an occupancy rate that can vary.  

That will dictate what asset class you may want to consider, and WHO you will need to rely on for their expertise.

You will have them to rely on.