More companies come, more people come, companies see more talent in Raleigh and move to Raleigh, people see more jobs in Raleigh and move to Raleigh.

Does anyone have a good effective 3rd party mailing company to send mailers direct to seller?

I have been on New Western's deal list as well as another bigger local company and everytime I underwrite these deals there is very very minimal left on the bone let alone contingency funds for going over budget on the flip...

We'll sell the properties if we can't find a PM company that works. 

Would definitely check local zoning / code enforcement laws as well.  

If these servicing companies can’t get their act together and this pain in the neck activity continues, we may just pay these loans off entirely or refinance with our local credit union.  

I have made some local connections for contractors to do something solo when my current projects wrap up. 

I've been searching myself for 2 years now and have yet to find one good cold calling company, I've even tried to hire off upwork directly.

For those that own property management companies can you give me any insight on what starting one up would look like and your honest opinions of the property management business these days.

@Dwight HenningRecommend 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.