Currently, I'm still buying, flipping, and running a PM company. 

I am currently using Investorfuse, which has been great.  

@Paola AstridRecommend 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.

But I am not trying to sell the note, I will continue to hold it, and in the worst-case scenario, the borrower will become current, or in the best-case scenario I will foreclose and gain equity.

My current tenant has removed a picture from the wall and replaced the provided bedding with their own belongings. 

Have you also checked on their current residence? 

They are able to make as many payments as they'd like throughout the month if that's better for them but they will need to make their payments for the current month in the previous month so that their balance is paid in full by the due date.

I already talked to one who helped me find my current single family home and she said she could help me find a multifam.

However, FL is crashing and going to get worse I would ONLY do a deal in FL where I was all in 60% of current values.

@Breeya Johnson the entire market currently is in a cooling cycle with price declines and inflated expenses like property taxes and insurance.