Continue asking for references, but do your own research as a cross-check.Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

This deal was a tough lesson, but it ultimately strengthened our resolve and taught us invaluable lessons that continue to guide us today

It just wasn't operationally efficient to continue brokering.

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When you refinance a property as an owner occupied property, you are signing a new 12 month occupancy clause which means you need to live in the home as your primary residence for 12 months after you do the refi.Rates are on a downward trend and likely will continue to do so for the next 12 months so you may have time to refinance your loan in the next year or two into a fixed rate while you are still living in the property so if you planned on living in the home for 3 years, you could wait 2 years for rates to drop and then refi as owner occupied into a new 30 year fixed rate.Alternatively, you could get into a fixed rate now at at 5.875% on a 30 year fixed rate if you qualify for the "HomeReady" program (HomeReady is an income limited program that gives buyers a fantastic rate).

the saga continues, I'll keep you posted.  

I need to continue to pursue cash flow but would very much like to be in a more remote position to spend time on the lending side because being a realtor and appraiser is limiting in a local geographic sense. 

I wouldn't be buying in CA.Growing up in the SoCal area, yes the appreciation has been great the past 20 years; but they way the state is headed, people continue to leave.Red tape in California has caused business to evacuate, high net worth individuals are also beginning to exit the state.Food for thought.

STR's like AirBnB's are great near Orlando, but the rental market in Tampa continues to grow despite any recent trends.

I would continue to learn and explore different investment strategies to see what makes the most sense to you, and what you may potentially enjoy.