I've used a third party management company for all of them, and have not seen any appreciable difference as far as how passive they are.

Honestly looking at your situation I'm not sure I would recommend you do the taxes yourself,  change of accounting method (F 3115) isn't easy for someone that hadn't done them before these online software companies make things seem easier than what they are, they are good for less complex situations. 

-- when would you look for the company to refiance into/what if you dont qualify-how do you kno itll go through/not get stuck with the hardmoneyloan?

I have been using comps from the MLS but as the company grows, I dont have that advantage in other states.

But, the seller will never close a sale until the buyer releases that claim and withdraws the affidavit because a new buyer's title company will not issue a title policy and the new buyer's mortgage lender will not make a mortgage loan.Its not worth doing in this case but when real money is involved it is pretty effective.

I would say they are a good company to go with. 

No data company is 100%.

Any PM software should be able to do everything you mentioned.I am not a PM but I am an Accountant/CFO for PM companies and real estate investors.

He also founded an HVAC company with 110 employees, and also ran several construction companies.

Several were fully permitted and never developed because there were no buyers for the energy at the cost that was needed for the private companies to make a profit--and this was in a state with rolling blackouts during the summer.