If the lender contests the funds release and don't choose to release the escrow funds back to you, it can get tied up in litigation and after 3 years will be surrendered to the state by the title company.Your best bet is to go with a legitimate company that will be up front and transparent with you about the terms and costs before you are already committed.Seems like everyone is telling you the exact same thing so I really do hope you make the right decision here.

Your best bet is find a way to reject  them for someone better. 

You can bet they do quality work or these huge companies would not be hiring them. 

A cattle guard was going to be my other suggestion, but I'm betting those are pricy.

If they did it right, without upsetting your tenant, it's a win. 

I'm a slow and steady wins the race investor that has little by little bought single family rentals (combo of long term, mid term, and short term). 

Of course...I always win them over.

It's a tough market for buyers, definitely a win/win for sellers. 

So I insure when I win the bid.

@Andrew CarlsonSounds like she’s running a business and I bet that’s against your lease agreement.