So if you look them up online you will see the owner is a Wyoming LLC, then you go try to look up the owner of the Wyoming LLC and you won't find it.

I am very weary of online places because it is very hard to vet out a company.

You should NEVER use an online template as most of those are easy to trample if need be.

Evolve is nationwide and offers limited service engagements, but has a real bad reputation. 

Check online reviews and test their responsiveness.

So a ways off from posting my mid-term rental online. 

I'm looking to list my property with them but read some horror reviews online from guests (but not hosts). 

i do think it's challenging, though, for a brand new investor with zero experience to jump right into a huge rehab with a contractor they've never worked with before.the contractor might want a larger up-front payment to mitigate their own risk, and they're not going to be interested in any kind of fancy nonsense like a 'penalty' when they know a new investor has never managed a large project before.i have also found that some contractors, including reputable ones, don't even want to share itemized bids because they just don't want to have to argue about the individual line items. 

You can search on Google, attend REI meetings, or explore Facebook groups.People invest a lot of time and energy in generating off-market leads, and connecting with reliable, reputable sources who supply quality deals can be a game changer.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.