I'm going to give you a bit of context on what I already know below so you can weigh in most efficiently. 

(It's a small town, hard to find somebody you don't know)  I got a letter from the IRS for $4200 in late fees, his communication is unacceptable, etc , it was not a fun experience  I just really need a good investor-friendly, honest, go-getter CPA who is accepting new clients,  thanks in advance! 

They are highly efficient, do a lot of volume, and personally invest in real estate themselves.Feel free to direct message me and I can send over their contact information.

Even if two lenders are offering the same product, one of them may be better at communicating or their personality meshes better with the client.

This will take Focus, Consistency, and the Mindset that will not take No for an Answer.Many that are here at BiggerPockets are Seasoned Professionals, and then there is another large group of Newcomers and Novices like myself and my wife.With that being said, there is a Gap that needs to be Bridged in order to make the right connections, do what it takes the first time as efficient and professional as possible, to be further considered a viable asset to the partners andconnections that are made. 

The fire dept turned off the water at the street by the time our guy got there, and the City quickly got involved exerting a fair amount of pressure.In the interests of keeping this story short, these are all the things that we had to do: Communicate with the property owner, the tenants, and the city constantly, offer hotel rooms to affected tenants (some took us up on this), secure the building from future squatters, get the water main and all pipes thawed out, have the water company turn the water on at the street, have a crew of plumbers isolate and repair/replace broken pipes in a muddy crawl space, clean up the mess created by the water in the basement/crawl space, get into all apartments to inspect for damage, test and get water service restored, and repair some internal damage to one of the apartments (that's still in progress), and apologize to the tenants. 

My husband did communicate with the bank holding the loan throughout the past 2 years begging for more time on a forbearance since the qualified for it when covid also took my husband's company from him.

We ended our relationship and tried working together to keep the properties active, but over the course of the next year one of the properties needed some minor fixes which I put up the expense for, and the whole time our ability to communicate, and make good decisions about the properties continued to degrade. 

My husband did communicate with the bank holding the loan throughout the past 2 years begging for more time on a forbearance since the qualified for it when covid also took my husband's company from him.

The lease should have been changed to you as the landlord and communicated before closing how you would like to get paid.