I've had 14 SF rentals in 6 different states, using 6 different management companies. 

Its seems to be the MO, 3-5 years then new company.

I also have questions about title and escrow companies, vtb, lawyers and accountants that deal with seller financing.

They have to agree to a limited agency agreement and then you act as agent on both sides.

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

I would also recommend getting a few more bids from reputable foundation companies to ensure you are getting the best quote.

And for reference my sister is dealing with a run down house in Louisiana that has a value of about $95,000 and she shopped multiple policies with multiple insurance companies and the best rate she could get was $2500.

We are a relationship company. 

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Really simple process to get a term sheet and no upfront fees except appraisal cost that is paid DIRECTLY to the appraisal company.