They are probably including the roof in the price of the solar panels, and they make it enticing by offering installment plans.

It's a 4 bed 1 bath and I'm open to either renting it or selling it (if I'm offered a price around the ARV).

NICE GUY" and if necessary, you can and will take different routes. maybe offer $50 gift card for the inconvenience and keep things in good term but you should stay firm and sound more entitled. 

They also offer a "Mobile Home University Boot Camp" that will provide you a wealth of information. 

Title companies often have a business development person that goes after real estate investors, offering foreclosure lists as an incentive.

They offer leads ( for sale) through direct mail which I will try next and see how things go. 

It's been under contract a couple times and offers withdrawn.  

When looking for a PM, consider these criteria:1) the experience and credentials of the broker who supervises the company as well as the lead property manager2) the services they offer and how they line up with your needs and expectations3) the use of technology to make their job and yours easier 4) if they have a landlord-tenant attorney on retainer to help guide them on legal issues (not to mention the creation of lease agreement, landlord forms and notices, etc.)5) their process and policy for a) listing, b) application, c) tenant selection, d) routine inspections, e) maintenance services, f) property and tenancy update reports to you, g) lease enforcement policy, and f) move-out process.6) property owner reviews (caution: you can't always rely on Google reviews, because they may not reflect actual quality of the company, but still) 7) beneficial programs for both owner and tenant 8) a property management agreement that would indicate they know what they're doing and have the experience to know what matters in a PMA.

Then I started working with a realtor to view properties and made offers.

It’s a great way to rub shoulders with other real investors in your area that can offer lots of advice and guidance.