Tried to get title search but it’s too late it seem and title company does not guaranty anything after charging $500.

one of my clients that has a pretty big PM company.. had a unique way of doing this.He offered 50% of the first months rent or 500.00 minimum.. he would have 4 or 5 agents at the weekly meeting handout the list of vacants .. each of them would go place a sign in the yard and first come first served.. he found that potential tenants would call the first sign if no answer they called the next one until finally someone answered.. it worked pretty awesome for him. 

Do they use a servicing company to make the payments directly to the , or do they make payments directly to the seller and hope they pass them on to the lender?

How much are you having to pay the management companies?

I have zero affiliation with any of those companies.

To be honest, I feel good that I was able to find these myself without shelling out $150 asked by the title company. 

A third party company that integrates with our system.

Is there a company you recommend.

Some of the family-business real estate companies are starting to move from the (typically) patriarch who started the company in the 90s into the kids who are in their early 40's +/-.  

The mold remediation companies should have the skills to identify the source, suggest a solution, and give you a bid with a guarantee of their work.