It likely is out of date as to cost as this info is quite old (my guess is 5 years but it could be longer):- Rent Recovery Service: offers flat fee service starting at $20. 3 letters start at $30.

Check "flexible" dates for a house with a pool to weed out the condos with shared pools.

Timing will make a big difference leasing this SFH in Seattle— if possible, aim for your vacancy to hit the market ~May 15th to June 15th, maximizing time on market for a June / July lease start date— this will give you the largest tenant pool, lowest vacancy time & highest rent.

How many lots in those neighborhoods sold near that date to establish comps? 

The substitute of collateral was more of a scenario where you sold for $155K, and instead of paying off the $88K loan in your scenario, those funds stayed at the title company and were used on a cash purchase happening nearby in date. 

What was their level of speed & competence? 

The least states:"Tenant shall pay a "late charge" not in excess of five (5%) percent of the amount in arrears for each month the arrears remain unpaid if any Rent is paid more than ten (10) days after the due date thereof, to cover the extra expense involved in handling delinquent payments.

Our real goal is to refi the homes before we come close to the due date and pay them off early. 

God speed friend!

Demand termination of the contract and transfer all documents, funds, keys, and anything else they have to you or the new PM no later than [DATE].