I highly recommend Zachary Copp at copplaw.com.I initially looked at Royal Legal, Anderson Advisors, and KKOS.

Then, once you have mastered that add something else to your tool belt.

I use the search tool as like a Google for whatever real estate question I have and it delivers. 

Sellers concessions are an excellent tool to close 'smaller' repair gaps as they help reduce the buyers cash to close and increase capital reserves for anticipated costs beyond closing.

@Wayne Kennoff- thanks   1) getting a personal referral is a good place to start 2) if you have narrowed down the options to a few -  contact both on the same  days and ask them for whatever  quotes  for your scenario ...ask for a loan cost worksheet  if  possible .  ...if their pricing ends up being  the same - make a decsion based on the  feel  for  cutoner  service you get when communicating with them.   3)  make sure they  disclose all the fees  related to the  refinance  ( not just their  own fees ) ..4)  reviews are   hard to  use to make a decision ( as you found out ) 5) rates are pretty high right now for rental  properties ....if you can wait to  refinance - you might consider doing so ...if you need to refinance - so be it ...Good luck 

She is highly noise sensitive and constantly complained that I wasn't holding her neighbors to the "quiet use" portion of the lease.

Beyond the usual maintenance requests and communication tools, are there any innovative technologies or apps you've implemented that have significantly improved the tenant experience?

At first STR’s were highly profitable in Gainesville until the number of available Airbnbs went up which in the non peak months drove down prices.

Support/Maintenance requests would be high since the system is too complicated3.

Hello All,I just thought I would introduce myself, my name is Cyndi and I hope to learn a thing or 2, about real estate investing in a very high cost area.