The problem is that there constantly seems to be fees being charged to me an example of this is in the contract  there is an additional 100 dollars allocated to sewer and water that the tenant automatically pays every month with rent and anything outside of it should be billed to the customer (there is no specificed time when this will occur on the contract) but it appears to be billed to me and after speaking to IIP it's like they made up rule on the spot stating that after 6 months all of the additional utility fees would be billed to the customer and in the meantime I am being charged for it.

Since interest rates have increased I have begun to use the Land Trusts (LT) for buying Sub-To. 

@Xavier Aliche Most property managers operate the same.Your questions should center more around the quality of customer service. 

I can say in our case, it ticked me off tossing money away after getting information that was a one-size-fits-all that did not work as intended in my market, scripted coaching that again did not work for what we were looking to do and finally after getting a kiss off from the customer service group when I voiced my experience, I knew that we had wasted a good deal of money. 

Kishl,If you want to talk to a seasoned expert in Dallas and DFW reach out to @Lucia RushtonLucia is a member here on the BP forum and has helped tons of my bank customers find a great investment property. 

Or even I can sub contract work out to other companies and bill it via my own company name.

Make sure the Flat Fee Company is NOT a referral service, that the broker is reachable and licensed ... check reviews and license numbers (licenses should be listed on the home site), they should allow at least 25 pictures, no charge for changes, and a good customer service.

It seems like you might be removing a paying customer simply due to a bankruptcy.

Customer calls at 8:30 pm.  

Because done-right, you can double that portfolio, get into a fresh 0-cap-x cycle for next ~5yrs, leverage for sub-market rate on leveraged capital, AND get cash-flow very rapidly thanks to ~40% down positioning.