A private lender is a person and you vet in person by assessing your relationship with them and common friendships. 

Yeah if it's a timing issue then Private Money can be tricky because it takes time to build that relationship and trust.

I would also check the water heater because a brand new appliance shouldn't be having these problems even at a lower setting.You may need to ask your family members to move out to save the relationship (and your sanity).

Another thing that will go a LONG way in your relationship with agents...send them a listing referral once in a while for a property that sellers that need to sell for more than you can offer them.  

Buildium did an excellent job in every aspect. 

Keep in mind, it takes time to cultivate any sort of relationship.

When I wanted to setup an LLC for my self-directed IRA for instance I used KKOS lawyers from the west coast because it's something they specialize in.I don't think you necessarily need to be local with those professionals unless you really want a face-to-face relationship. 90% of whatever you need will happen over phone or email anyway even if they're in town.

Typically you'll get an excel spreadsheet and it gives you an opportunity to see how the building is really performing.  

Does anyone have an excel sheet they would like to share? 

You are doing the homework and research which is excellent