So what you need to do to vet the right company you ask them questions like, how do they plan to scale, and when do they cut the ads that don't seem to work.There are specific answers to those questions to vet and see if they truly know what they are doing.And that is how you find the right company.

I know that searching for financing sooner than that is appealing, but the best rates that I have seen all require closing after 90 days of ownership.I will usually kick things off around day 60 of ownership and plan to close within four weeks of that. 

Then describe your plan, the type of properties you’ll be buying and what you are going to do and how you are structuring it.

I can plan for this if the tenant gives me a heads up ahead of time — which they usually do — but it's annoying.

So he does not plan on moving out anymore and will stay until the remainder of his lease.

Once the plan is in place, which admittedly might take some time, they will pull your money (usually plus a bit more the eat away at the past-due amount) from the debtor's paycheck and the court will send the money to you.

After all the planning it’s going to be 13 units total,One 4plex and three 3plexes

@Hitanshu Shah-congrats...assuming the 4 plex will be a rental - your best bet will be 25% down and likely a 30 yr fixed program ....if you plan to sell or refinance  the loan within a few yrs - focus on the option  with the lowest loan fees 

My plan at the moment is to look for single family residences in or near my home city (Mobile, AL) in the price range of 50k - 75k to BRRRR.

You may want to approach the contractors and let them know you plan on putting in a claim and see if that prompts them to offer a compromise.