Quote from @Miguel Del Mazo: Furnished Finder is definitely worth the costs despite the company continuing to raise their yearly price.

You can put a mortgage into a "trust: without triggering a due on sale but again contacting your bank/lender is the best route to avoid any issues.Some banks/lenders or servicing companies change guidelines and even a trust may require other paperwork but the attorney usually facilitates that to be safe.  

From investor friendly agents, lenders, escrow companies, anyone for a new wholesaler and soon investor. 

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.

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.

Even if a title company were to manage the setup making sure all parties are paid, the cheap debt and cash flow would not be enough to be enticing to any investor even if midterm rental could yield a healthy return. 

@Tammy Elias The lease is tied to the property, not the management company.

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

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.

-- 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?