I've had good success with this method. 

If it is hard, that means your stretching and growing to be the ever more successful version of you.I would say attend the local events and make a goal of walking up to a certain number of people and introducing yourself.

Understanding that everyone is out for their best interests -- not to get over on you -- is the best path to successful negotiations.

I have read many threads on here about people wanting to start property management companies and I always enjoy reading posts about investors who started their own PM companies from the ground up and had tremendous success or who had a hard time.

Each property should be 100% self-sustaining.

Real estate markets that have home prices doubling in less than 5 years are not sustainable. 

Try not to come on too heavy on an investor, if they are successful they are busy and want to help those that are willing to work hard and put in the time.

You need to go thru some dirt however all the information you need is here to be successful.

Does it mean that they are only successful in evicting 3% of evictable tenants?

Every step no matter how small is a step closer to your goal.I hope you have great success.