Does anyone know of any good collection agencies for private landlords?

The reason why they're inexpensive and competitive for private "insurance" is because they don't accept everyone.

Small to mid size banks are who you want to talk to before going to private mortgage brokers. 

I don't know all of the in's and out's of it, but typically it's used for short-term money for acquisitions, rehab's, or as leverage for private/hard money in a deal.

Is water/sewer public or private?

Im trying to do my first BRRRR / Flip & I know how crucial that ARV is since i would be using a private lender.

Decor upgrades, the addition of private hot tubs, and a fenced in yard for dogs have all added to the marketability and the occupancy level of the property.

A simple search on here reveals most of the horror stories are from out of state landlords who have an incompetent property manager look over their assets .

All the big flippers I know use private money and typically pay 6 percent (and no points) or less in interest

I'm not able to put any email or phone here so don't know how you could send that except to say I go by Tea Schiano and you could find me on my  Facebook  artist page  Tea Schiano Aritist  gives contact and can also private message there if it is OK to give that info here.