My perceived risk at the time whether, right, wrong, or indifferent, the reward for me just wasn’t there.

Happy to refer over my attorney in the Columbus Ohio area, he's great!

When successful it is quite rewarding and can lead to favorable basis and financing opportunities but there are certainly risks and its important to have plenty of reserves and be realistic with time frames.

Also for reference, pretty typical SFH flip type properties in my market are about $300k - $400k price tag.  

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

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 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.