Like Jake Baker suggested, keep good records and have a dedicated bank account for your property, properly separating personal and business expenses.

I have many questions about this topic - moving from self-managed to PM - I'll post something separately on this topic. 

Another trick from investers I’ve worked with is chatting up folks at local meetups who’ve recently navigated the same municipality.. they’re often happy to share how fast or slow things move.

My previous tenant left the yard in a poor condition before moving out.

Also we are scheduling some consultation with lenders. what are the questions to ask the lender and also how to choose a good lender for investment properties moving forward ?

Moved kitchen and removed walls What was the outcome?

And you'll have the best rate/points options with a primary residence.Option #2 is great, especially if you're willing to move into one of the units (because the down payment minimum is just 5% or 3.5% depending on program), but as you mentioned it's really tough here to find small multifamily here.

We know they’re hard working and would like to continue working with them rather than move toward foreclosure, but we know they’re in over their heads if we continue under the current terms of the mortgage and don’t want to set them up for failure. 

While it may seem unfair to offer financial incentives to problematic tenants, sometimes it’s the quickest and least costly way to regain control of your property and move forward.Lastly, connect with local landlord associations or advocacy groups.

You can do the refinances separately or depending on the details bundle them into a portfolio or blanket loan.