Many lenders want to see 3 or 5 exits before being wide open to financing for you.

Quote from @Roger Garner: I don't have any recommendations, but I can provide you a guide for screening and selecting a quality PM.

More demand equals less TI, rent abatement, or other LL concessions to provide when a vacancy does occur, so select accordingly.

Others work with rehabbers across the country so you have some selection on location.Turnkey rentals are an easy way to get going, but the returns are typically not as good as if you found and managed the rehab on your own. 

The local store may have a limited selection but you can find more sizes and options on their website.The tenant may very well trash them, but they are inexpensive and can easily be replaced with the deposit.

Sounds like you have selected a PM that may not be fully hands on.

Conversely, someone with a smaller portfolio might have a WIDE variety of experiences and expertise in a lot of areas because they are hands-on in all aspects of investing and could give you guidance you can employ in ways that suit you best.

In the D/F I have pretty much just heard horror stories of the properties going negative except for a select few operators who often have their own management company and really know how to operate profitably. 

When you get the sheriff’s proposed distribution of funds, there will be a copy of a title search that was performed by a title company selected by the sheriff; that title company is possibly the best place to go to ask whether you should buy a title policy - they did the search and should be willing to insure.

Unlike the frenzied buying behavior during the pandemic, today’s buyers are more selective and are seeking properties that offer true value.This shift has led to increased demand for move-in-ready homes and properties that are in excellent condition.