I've bought properties before via "Subject-To" but I've never done a novation or a land contract. 

I have about $187k in equity on one of my rental properties.

I bought it strictly as an investment property.  10% down, conventional, no PMI.  

Well, you can put your self on the federal opt out list here:   https://www.optoutprescreen.com/This might be great time to do it as if you have purchased any property within 23 or 24 you likely will be in the money to refi already or soon.

We collect payments from property owners and distribute them each month.

From what I can see, they used to buy, fix-up, & sell properties in the Phoenix area.

The police said the tenant had 4 other properties he was doing this work at. 

I just closed on a few properties in both Michigan and Alabama for a customer in Texas. 

My journey in real estate began several years ago, driven by a passion for helping individuals find their dream homes and making sound investment decisions.I specialize in residential properties, focusing on both buying and selling, as well as identifying lucrative investment opportunities.

Have you considered how private money lenders can streamline this process for you?