What I do to decide if I am going to remodel/update the property is pull a list of rentals with in a mile and see what they are renting for un remodeled vs remodeled or partially remodeled to see if it makes sense to put more money into the property.

Someone like SunBelt, but there may be dozens like this company who regularly sell such businesses, works with consultants who have buyers looking for these businesses, and have experience with valuations.Does the business own the real estate or do they lease?

Do you need a title company for a deal you've already made on a small 2-4 unit multifamily?

It is extremely common for PM companies to accommodate for external contractors - as mentioned above, it is your property at the end of the day. 

I do have owner's company address with me I got it from the county department. 

What kinda of company does this?  

If the tenant decides to move you have the opportunity to re-rent to a more qualified individual at Market Rent.Generally we consider section 8 the bottom of the market. 

I have seen big companies have no clue that they need MLO and NMLS to originate in certain states. 

REPS is tough to qualify for if you have a full time W-2-paying job or company outside of real estate.If you get trapped with PALs, consider utilizing 1231 gain in conjunction with long term rentals.Current year deductions are only great if you can use them now! 

It literally seems too good to be true, but a quote I remember seeing was that the credit card companies are willing to lose millions to make billions.