We don't have much capital to work with outside the equity in our current home, but should be able to come up with first/last/deposit on a rental without selling.  

They pointed out all the things the last company did wrong, and gave me a quote for $4000.

I've been in each unit within the last week so we can rule out the portable washing machine.After hunting season (insert "you might be a redneck" joke here), I'll move one of my trail cameras into the laundry if the problem persists.  

During this last cycle it’s been a game of musical chairs, sponsors have been able to raise rents and flip deals quickly to the next buyer because of an insatiable demand and an abundance of capital.

You want an accountant that can help you strategize and who is responsive when you want to know the tax consequences of the decisions you are making throughout the year.Good luck in your search.

Lastly, the property is in PA. 

Some will slip through your fingers, sellers will ghost you, and contracts will fall apart at the last minute.

@Frank Pyle yeah, this is pretty normal and the type of home you use isn't of consequence. 

Real estate has long been the foundation of lasting wealth, proven by historical and modern moguls alike.

That was an excellent non-answer to my question, Skyler. hihi :)No they are not all the same. some are only interested in dealing with conventional purchases other are as you say better at handling assignments or double closes, some are commercial specialty, etc....A investor friendly one would be, at least from my point of view, one that understands there may need to be some last minute wheeling, dealing, and adjustment made to close a deal, understand what needs to be done and do not freak out about creative deals.Maybe my understanding or thoughts are wrong but that's what I meant by investor friendlyregards :)