I may be parting ways with my current provider. 

Decide which game you want to play.

Real estate is a very expensive game and you need to make sure that you are financially stable and able to withstand potential losses.

Here is some information that might be helpful.Rent Collection/Property Management:For collecting rent from multiple tenants and managing your property, here are a few popular options:Cozy.co: This platform is free for landlords and provides rent collection, expense tracking, and even maintenance request functionalities.Buildium: This is more comprehensive and suitable if you ever decide to scale up and manage multiple properties.

This clock is ticking Novermber is the last chance that I could save tax on capital gainsAny experts here, please share your thoughts on this situation.Assuming you want to stay in the game, what are your long term goals? 

What value do you intend to provide your customers that those two options don't?

Hi we are in two unit condo and are looking for a HOA master insurance policy provider. 

This might be because their credit score is too low or the house needs fixing.Although each lender can make their own rules about how to qualify a borrower and their investment, like needing a certain credit score; I believe that flexibility is the best thing about hard money loans since it provides each individual with vast amount of options.  

Is there a referral agent contract normally provided?

I am new to the game and just looking for a good spreadsheet to analyze deals, single family homes specific.