We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

This will vary by lender, but 60 days will cover seasoning for most.

You deduct what you can from the deposit and charge them for the remainder.If it takes longer and the deposit won't cover the losses, send a bill to your departing tenant and give them 30 days to pay.

They seem expensive, but they can probably demand a higher rent rate that will cover their costs.

Is there any way to get PennyMac to lower the payoff amount, at least to just the principal amount, enough to cover the partial claim, satisfy the mortgage lender and be able to afford to relocate my family (I only need $7,000 to $10,000 to get a vehicle/uhual and move my family, and that includes the new place)?

Well....should you invest in a city where the people elected a woman with foreclosures, liens, judgements, garnishments, ethical violations from the state ethics board,  misused a city credit card, went three years arrears on her federal taxes all while yelling for other people to pay "  their fair share, " left skeletonized dead bodies hanging over Canal St for months on end covered only by a tarp until the wind blew it off to reveal to our horror her blatant disrespect for human dignity?

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

The challenge is that the property only has a one-hour open house the day before the auction.Here are the details:•Opening bid: $100K•Hard money lender financing: Up to $220K (with my 20% deposit and 100% renovation costs covered)•Comps in the area: $485K–$510K•Estimated rehab (based on pictures): $125KObviously, this estimate could change significantly once I see the property.

(this covers a lot of ground and serves as a nice framework)

He is out of Chicago, but I believe he can cover all across the country.