@Adam RossRecommend 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.

I know many property managers that no longer use Rhino because they refuse to pay out.The other option is a surety bond.

In this instance what I would do is get the deed in lieu from the borrower so you ahve the property again and get a note from them but have an attorney draft it to see if you can include a confession of judgment - meaning if they do not pay then you can get a quick judgment and possibly garnish wages.I would also have them put a small down payment as part of the note and only accept a check that way if you ever did garnish you have a copy of a check so you know where they bank.unfortunately you are right they can stop paying on the note and its unsecured so its a risk but out of all the options this is your best option.

Voluntary compliance may be the safest path forward, but every business must weigh its options carefully.To learn more, visit FinCEN’s official Beneficial Ownership Information page: www.fincen.gov/boiDon’t wait for last-minute surprises. 

Raleigh/Cary is definitely competitive..it's a booming market, but your $30K in cash gives you some solid options, especially for a BRRRR strategy.If you're looking for slightly lower-cost entry points, here are a few markets to consider:Greensboro, NC: Staying within your home state, Greensboro offers a more affordable market compared to Raleigh.

(Excluding FEMA insurance claims)We recently sold a home we foreclosed on in Georgia and I am pretty sure they had a specific form for disclosure of insurance claims we had to complete (my associate did all the paperwork but asked me about the form). not sure if it was fema or not.The form if there was one was optional, because Georgia is a Caveat emptor state.

Cash out refinances are also an option it just depends what debt you have currently and if it makes sense to pull that out.

We have been keeping it as office use until we get our construction financing set up along with all of the other funding sources.

Since we just got the certificate of of occupancy literally two weeks ago,  we are looking all options to maximize return on investment. 

At this time the interest rates may make keeping your existing home a better option than times when rates have not risen as substantially.