My wife and I also own the only interior design company specifically for real estate investors, Ivory Home.

-- when would you look for the company to refiance into/what if you dont qualify-how do you kno itll go through/not get stuck with the hardmoneyloan?

Gas company couldn't schedule to turn in gas till 5/6!!!

I have recently worked with a company that has an excellent offer.

I'm a local investor, flipper, and property management company owner.  

Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

The lender did not use a servicing company, and the pay history is being contested (which should be easy to prove)2.

There are a couple of companies out there that will let you do a cash out refinance with no income!

In my case, I have residential rentals in one LLC, commercial properties in another, self storage in a third, and my real estate company operates in a fourth.

It also allows the manager to work directly with the insurance company to resolve issues efficiently.In Texas, this is part of the standard Texas Board of Realtors Property Management Agreement and is considered an industry best practice.