Despite the program's claims of providing exceptional training and support, my experience with Kristin has been far from satisfactory.First and foremost, I find it necessary to address the issue of non-payment.

I'd go to Small Claims Court (<$7000. in MA).

I ignore the gurus claiming the CMBS is about to explode again and all these commercial deals will flood the market, that's not how it works in our current reality, banks are not stupid, nor are the owners; the banks will work with owners that have those loans and modify them to stabalize the asset. 

(The claim situation)How did the umbrella policy protect you?

So, older homes have a higher frequency of claims as well as higher severity.

(They claimed thousands for electrical using what appeared to be a fake electrical company, and they never had someone out to even check electrical beyond the general.) 

Would you rather her destroy your property, your insurance deny the claim and you're out all that money you just put into the rehab?

This designation doesn’t cost extra or give the manager access to insurance payouts but ensures you and the property manager are aligned during incidents, such as tenant lawsuits or insurance claims.

You got some solid advice above check with your lender and get in contact with an attorney like @Bob Floss II who can help setup the OA.Assuming there is no pushback from your lender, you should be able to do a quit claim deed to retitle. 

If tenant raises factual defenses such as falsifying the lease or claiming they paid rent, there would be a brief trial which you would be prepared to testify against.