Connecting with local contractors or experienced investors in your area is also very helpful for getting accurate numbers.For ARV you’ll want to look at comps; You can start on Zillow or Realtor.com but I highly suggest connecting with a local agent.

I would get on the phone with a local lender through a local bank. 

Also, make sure to connect with local contractors to get estimates on your prospect properties.

Depending on the salaries of the new jobs they may also price out the local residents on new home sales which would further drive up the price.

I've talked to two local agents about possible price points to list at, but it almost seems like they are pulling numbers out of a hat.

The PM will also fix things when needed, using local handymen or contractors, and collect the rent for you.

In my experience, success in D-class areas almost always requires being local, extremely hands-on, and self-managing.

Here are additional comments:1) Buying out of state removes any local knowledge you have from assisting in your success, including knowing areas, people and costs. - We always recommend buying your first rental locally if possible and DIY managing to learn as much as possible before investing OOS.2) Lots of crooks and incompetents in the PMC world:( They both cost you money.- As already stated, you'll have a small portfolio.

It forced me to reach out to developers, to engineers dozens of local builders and most important like minded individuals.

They could also call the local board of realtors and talk to the grievance or professional standards dept to file a complaint.