You need to find a local insurance company where you want to invest, one who insures mostly in that area, and the rates will be better than you think.

You of course, will continue to do your Subject To, to a wrap, along with wrap to a wrap, processing & paperwork, making whatever you charge with little exposure.But, to those who read this, it is not a small matter, Just be aware of how badly this can go for you.

Be sure this property continues to be an asset, not a liability.

Multiple, billion dollar companies are investing heavy in our area, such as Intel, Google, and Amazon.

If you know what you need, but just need it in your town - whether it's a plumber, property manager, title company, lender, etc. - go local. 

Lastly, when i try and call them to speak to my property manager 99% of the time I wind up having to submit a note in their portal and wait for a call back.As to to the new garage door that will be installed by the tenant, I wish they would be more involved, giving the tenant some options of companies to call, and to walk them through the repair process.Am i wrong in any of these thoughts or concerns about my current PM---or---do i need to let the property manager do their thing and learn to take a step back?

I kept the property management company that was in place.

I could never get our property management company to do a lease extension addendum because we are constantly improving our lease every 1-2 years.

Everything goes to the title company or attorney's office. 

what companies did you look at?