@Stacey OlsonRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

You can put a mortgage into a "trust: without triggering a due on sale but again contacting your bank/lender is the best route to avoid any issues.Some banks/lenders or servicing companies change guidelines and even a trust may require other paperwork but the attorney usually facilitates that to be safe.  

They must be very low odds because insurance companies are in the business of making money, not paying out maximums.

I believe sometimes a bad experience is more reflective of the individual than the company. 

Take into account your mortgage, a property management company and other expenses and you are lucky if you net $300. 

I'm working with a company who owns a small, 19 unit, senior and low income apartment building.

You ARE the company now, scorched earth on the company is scorched earth on yourselves! 

@Anade DavisHi Anade, You’re on the right track with reaching out to your survey and engineering company—they often have strong connections to local contractors.

What other company offers business income loss and up to 15k for dealing with squatters?

The suburbs have a number of good PM companies, but due to the low price points and rents, and the nightmare of dealing with the city and courts there, most of the good property managers in the general area won't touch Baltimore.