I'd stay quiet, she's actually doing you a service, now instead of recruiting those friends of hers joining in with their like mob - mentality to your properties, she's actually deterring them, resulting in a free layer of tenant screening. but do continue to monitor/document if you are so inclined in case this escalates.

That's why it's also difficult the first couple times around because you don't know who is reliable or not, which is why the default inclination is to shop for the best 1/8th of a rate.

I'd be inclined to try a large outfit where you can compare fees.

I can site some examples of such authoritative probate sites, if you are so inclined. 

I'm inclined to agree with Tim on this.

Hipsters and millenials aren't as inclined to that approach for some reason. 

HI Jennifer there are pros and cons of conventional.The first is rate, if rate is better with one then you may be inclined to pursue one versus the other.Sometimes the property doesnt have high enough rent or the DSCR will be too low and that as a byproduct will cause you to bring in too much money (IE instead of 20% down you have to bring in 30-40% to make the DSCR formula work).

Any inclination to expand your portfolio a bit eastward?

Get a GOOD CPA (or an EA if you're so inclined) to review, amend, and fix yo **** asap. 

@Christian Smith, if you can find a Lender to let you borrow $90k against it, (appraising at $130k), then I'd be inclined to recommend you do that.