In reference to the recent bubble burst as an anomaly and not the rule, you can still safely assume that real estate prices will continue to climb over time even though more modestly than in the past.

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

Working with them now after 5-6 people referred them in a Facebook group. 

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.

How did you arrive at what you refer to as a plan (it isn't) of buying one rental a year?

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

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?

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

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

Be sure you buy their professional services and refer them to others in your network!