------------------------------------------------------------------------------------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.

How is the market and opportunities this time.and if anyone can refer me a good property management in the area.

Obviously, using the online listing page at ALE solutions is different than a cold email, and I am referring to the latter.That brings up an obvious question: how do you develop those leads, then?

What about character references from your tenants application? 

It's referred to as VTB (Vendor Take Back) or Seller Financing.

However it is typical to allow the lawyer representing the lienholder (lender) to make an unofficial bid referred to as the "upset price".

OPM usually refers to money to buy the house, a private lender, family, etc.

I've used it as a reference point, the reason being is that the 70% rule doesn't cover the amount of time it could take.How we buy properties is what is our cash on cash return?

If the "inspection" you’re referring to is the appraisal and there were issues causing delays in its approval, that could explain why your rate increased since they've been a little volatile lately.

For reference all our properties are 6+ guests.