They are really the only ones that can give you an accurate answer to your specific situation.

If you looked at rate projections in the spring and summer, many accurately predicted that rates would fall in 3rd quarter and rise in 4th quarter.

Quote from @Mark Wooldridge: A super concise and accurate summation of the SFR & MF property market - only thing I could add to that is how extremely low interest rates (historically) caused valuations to increase at a faster rate than they would have otherwise. 

The most information in this thread is not accurate.

Even in disclosure states, sales data is not all reported to the sites so you need the MLS to be the most accurate.

.- Use Historical Data: If the seller has accurate financials, their expense data can be invaluable.

Feel free to DM me if you'd like more insights on all this (we don't do biz in Alabama so got nothing to lose).Here's some other "copy & paste" advice on how to search for a better PMC:----------------------------------------------------------------------------------------------Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I guess it's just too many factors to consider and it easy to get overwhelmed and cannot get accurate info and estimation when I conduct analysis (ex. property tax rate, insurance, maintenance fee, rent, repair, closing cost, etc.) 

So, using the PA court systems public website has been more accurate than any service for these local applicants.

I'd say my biggest question right now is how to get accurate numbers for when analyzing a deal (specifically insurance and rent) and what's the ideal percentage to use for variable costs?