It is just such a unique property because there isn't really a comparable property. 

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

But what I have found to be the most comparable is looking directly on Airbnb itself.

Non-QM stands for Non-Qualified Mortgage, which just means that the proof of your ability to repay is done in non-qualified ways compared to a conventional loan that has qualified or traditional ways to show the ability to repay, such as W2's, Pay Stubs, and tax returns. 

Do not tell them what exactly is wrong with the foundation, just compare their reports and see.

You just need to adapt to this new marketAlso, looking at real estate investing in a vacuum doesn't mean anything really, you have to compare it to available alternatives at any point in time.

Anyways, I am looking at a 12 unit listing that has been on the market for close to months, and using list price to calculate cashflow on the property (using the BP calculator), it doesn't look good, though my assumption on vacancy rate and management may be high at 10% whereas the agent said vacancy is 3% in the area compared to the City average of 8%.

Looks like you have a nice match.Put all your focus into multi-unit properties no less than a 4-plex because the profits are almost exponential compared to single-family properties and you can find many 4-plexes for the price of a single-family home.

Compared to other investment options, the longer you have real estate, the more you will profit.

@Rob Shah,use Rentometer.com or BP Insight to have an idea of what the property will rent for.If you don’t have access to either then use 90% of whatever Zillow Rent Estimate is for example, if Zillow says it will rent for $2000, then 0.9x$2000 = $1800 will be the most likely rent.That been said, the best comparable is the one you get from an Agent because they have MLS access with a lot of data that will provide you the best result.Goodluck