We tried counseling.  

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

Does anyone have a service or company they'd recommend for this?

Just something basic that is serviceable and lasts.

You can do an 80% LTV cash out refinance, but it will depend on the state and if the property can debt service at the higher LTV 

But honestly, you'll want to shop around and compare a few local PMs since fees and services can vary quite a bit.

•Tenants demand prompt, high-quality service and without caring about cost •Vendors seek to earn as much compensation for their work as possible.Balancing these needs requires thoughtful stewardship, strong communication, and a commitment to fairness.

The most expensive exchanges are typically "one offs" done by an an attorney with no economy of scale which is a direct result of little direct experience.However I'd also counsel that you not simply look for the cheapest "fill in the boxes" internet intermediary either.  

In real life, the portion that goes to principal increases by the same amount that the interest due decreases.Credentials don't seem to matter in this thread, so I won't mention the MBA I have with a specialization in finance, or my time spent as a commercial real estate loan servicer.  

After paying $1997, you’ll have to pay extra $2k+ for LLC set-up with prime corporate services