So when you sell the asset, that payoff is in the loan file and title company knows to pay that off and pay you the gravy. 

I use Ferrell-Calhoun, but they are a Southern company with limited availability outside of the South.

Title companies often have standard docs they may make available.

Switch warrenty companies?  

Moving forward--have full photo documentation of the damages and estimates to repair, and have the manager tell the tenants if they cannot pay in full or with weekly payments, (scheduled to be paid off in full BEFORE the last month of the lease) the management company will move forward with legal action.  

The solar companies would help set all this up for you.

When you walk down the soda aisle of your local grocery chain, you think there's a zillion choices, bunch of companies all making cola and variations there of, but no, it is an illusion. 

And almost all of these brokers are representing big name companies like SRS, Marcus & Millichap, Horvarth... etc. 

I closed with one title escrow company and they gave me a big discount on the fees.

You can find a company that doesn't have a high spend/volume requirement and flexible pricing options based on your needs.