Depending upon whether they are a bank or a trust company, custodians are heavily regulated by the IRS, DOL, possibly the FDIC, State Banking Commissioner, and maybe the Comptroller of the Currency.

Once you land on the right PM, transition everything to them.As others have stated, four houses is not a big task.

The property company they use was also very thorough in the way they handled the property.

I will do my best to call 6 major insurance companies (not brokers) and get the scoop.

I considering buying my first rental property there, and am an out of state investor.

Quote from @Obed Calixte: There are a ton of free tenant applications online and through property management software companies such as turbotenant, rentspree, zillow etc.You will want your application to meet any state specific guidelines (if applicable). 

The girl as no assets to go after. some states you can try and garnish wages. often times its futile

To date all I've received is email communications from the sponsors stating the deal failed.

Quote from @Clayton Silva: Definitely helps to get quotes from a few places, problem is that options are shrinking as more carriers leave the state of CA. 

Hi Joseph, I am an investor in Indianapolis and also help out of state investors to learn the areas.