@Bill Flannagan I use On-Site for my leases and they've been pretty good, check them out.

@Jason Howell I don't know if I would say it relies on appreciation as much as it relies on value-add through rehab/sweat equity.

Do not rely on it for legal advice.

Does anyone know where on the site the state-specific rental contracts are located?

As far as finding out who the city planner is to discuss the legal aspects of that is it just as easy as googling city planner of city "x" or is their a specific site you would recommend?

Purchased site unseen although there was a video of the property that showed the home in detail.  

You will learn much more, much faster that way, and should be able to rely on the quality of the information provided.

I've had rental properties in the past and rely on cap rates to typically understand what I will make.

You probably need to slow down and breathe for a minute contrary to what most others on the site might tell you. 

I have found properties on Hawaii Life that were not on the other sites.