He hounds on cold calling.

I've paid my dues in multiple different programs through the years and I've had some amazing experiences as a result and some not so good ones.  

There's no reason to wait, call them now so that you understand the options.

_______________________________________________________________________________Recommend 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.

@Julie Muse Re: Partner Driven I had a initial/ introductory call scheduled and rcvd multiple text message reminders up to 15mins before the call. 3pm came, no call or text.

I have two HML that are years past due (250k each).

Happy to hop on a call.

They typically have a lot on their plate and will hire on a salary as it is cheaper than offering commissions in some markets. 

especially since he's closing today on a fed reserve holiday...but hey, "the other guy's offering a better rate.."

And regarding the HUD consultant, you are correct they are only required on the Standard 203k but should be used also on the Limited 203k so that everyone, including the contractor, knows what will be required by FHA.