Typically, they track down heirs to properties that are owned outright but split between many family members that may or may not communicate with each other or even know the FMV for their portion. 

My advice would be to politely but firmly communicate your need to have your contractor inspect the property, and emphasize that this is a standard practice for you.

First, hopefully you communicated with your Landlord in the beginning about the short payments and didn't just not pay as usual.

And he is now avoiding all communications including phone, text, and email.

If the lease language is silent, and all of the communication was verbal, the tenant can argue he's still under contract with you. 

FCI covers almost every state, are not overly expensive, but they are a big company and sometimes the different parties don't communicate well with each other.I have also used Allied and August servicing with good results.

I am actually having a horrible experience with lending one with communication issues.

Baselane and Innago are both free sites to collect rent, but are not as robust in other areas such as maintenance, communication etc. 

Look for a company with experience, good communication, financial stability, and tech skills.

The location of the lender doesn't necessarily impact your chances of getting a mortgage or the efficiency of the process however, local lenders have a better understanding of the local real estate market and regulations as they are more familiar with appraisers and other closing professionals in the area which can expedite the process and you will get a more personal touch and easier communication.