The property currently cash flows me about $790 per month after debt service and all expenses and the property management fee.

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

William, Some utility companies have warranty/ service agreements that you pay for every month, i do not know how fast they would come out to repair stuff. i know here in NJ our Gas/ Electric provider, PSEG, has such a program but you pay for it monthly whether you use it or not, i don't know if they do minor stuff, mostly larger appliances. but that may be different with the utility co. by you.

The plan sounds like it's frozen.In-service payouts may also not be allowed, possibly with hardship being the only exception.The plan document will explain these things.

I was completely happy with the service of my current provider, so I called my provider and asked if they would lower my rate by $20 per month so I would stay with them.

Any other sites/services out there or is this the best option? 

Hi BP, newbie & I’m looking for a note servicing center in California for one loan.

If the project is large enough to require "Project Management", yes a rate is determined for that service since it is way outside normal Property Management services.

Guess who got arrested for running a car buying fraud service?  

Worked great, portfolio lender and they still service the loan to this day.Good luck!