If was originated as owner occupied in the past and no longer is owner, if you have change of name on deed or insurance, if impound had a dispute, claims - are a couple reasons why the servicing changes.

I have seen this same house that is vacant (all the classic signs) I have located the owner ( I have not reached out to her yet).

The requirement to do this generally involves an experienced GC signing on the borrowing entity as a 20+% owner thus making them a signatory on the loan and responsible for the debt which in most cases is not very easy to find.

The owner is friend of mine, really good dude.

I have used owner finance and hard money mostly to build my portfolio but need some institutional refi in the future.I'm also thinking about how this affects taxes, insurance.Thanks in advance for sharing your opinions!

* What is your average work order cost for the owner?

The first apartments I rented as the owner, were previously rented by the former owner at $150 month including utilities. 

Not a home owners, or landlord.

I got the numbers from the previous owner who has been running it as an Airbnb.  

-----------------------------------------------------------------------------------------------------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.