I am simply asking to include something like, "unit has brought in rents well above market rate year over year" or "unit is cash flow positive". 

Ask price off market: $250K, No HOA, rents approx: $1900-2100/month, RE taxes approx : 7400/year, Property insurance : $1200/year, Misc fees trash,rent registration etc : $400 / yearEvaluate this and let me know your thoughts.

What's the accuracy rate?

In April, shopped around a bit with a different agency, but they couldn’t find a cheaper rate.

Looking to purchase my first home and was initially going to go the traditional fixed rate mortgage without buying down points with the assumption rates will go down in the next year or 2 and I will just refinance.

Where I live in Lake Tahoe, Nevada there are HOA associations have been poorly run, multiple insurance claims from snow damage, and as a result are increasing fees to cover the low fees of the past and capital expenditures that have been put off for years. 

Best solution would be finding a new PM that can just take care of all of this for an additional fee...

We would have a positive cash flow of 150-200$ after property taxes and property management fee.

The highest insurance rates in the country are in Florida right now, but I still like the state in general.

If it was shark money, you will see lenders charging ridiculous fees, and providing unreasonable terms.