Would you call the utility and insurance company for accurate numbers?

It might be worth it to spend some marketing dollars to hire a data firm to collect samples to give an accurate estimate for market size. 

Here is the information that I gathered after speaking with a few mortgage brokers - the agencies (Fannie, Freddie) take into account several factors such a: 1) Min of 1M loan amt2) Having property manager3) Experience with investing in rental properties 4) Networth of investors must be greater than the purchase value5) Boots on the groundSince you already own rental properties, my hunch is that it will make it easier for you to get an agency loan but speak with a couple of mortgage brokers.

This isn't accurate and could leave one tenant paying for another tenants water usage.

And according to Redfin (I know I know it’s not accurate the property worth 445k now) We used LLC and the deed is on our name.

There will be the small percentage of people who just dont read the listing and complain but as long as you are able to show that you listed the STR accurately, you shouldn't have any major issues.

Years ago I often used wholesalers who were quite helpful in finding deals, were accurate with repair costs and ARV’s.

This is probably going to be your best bet with the most accurate information 

It is all about cost / deal, not cost per lead (or # of leads).All and ANY system you use is useless if you are not accurately targeting motivated sellers.

I read that there may be quite a bit of corruption going on there and I am trying to decipher what proper steps to take, in order to help her avoid trouble and get the most accurate information, promptly and securely.