-- when would you look for the company to refiance into/what if you dont qualify-how do you kno itll go through/not get stuck with the hardmoneyloan?

Something I discovered recently is; if you have a QBO Accountant start your company and allow the Accountant to get billed, you will get a 30% discount even after one year, but if you create your QBO without a QBO Accountant you disqualify yourself from their Accountant discount. 

I understand that it's unrealistic to expect anyone to treat your property with the same level of care you would, but the company we hired has been a NIGHTMARE. 

Now, I need from you a contact at a title company and a contact for insurance. 

Recently, I sold my position in a company due to an acquisition, which liquidated $750,000.

Nonetheless, you can base the DSCR calculation on PadSplit rent (if there's a history of PadSplit income being produced) or short-mid-term market rent (an analysis done at the same time of appraisal).

They make ordering items from different companies easy, and you get discounts from each store that has partnered with them. 

How do I research the company?  

Recommend 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.

The company is looking at charging %25 which seems like highway robbery.