They will provide you quick financing, almost always interest only, then allow you to exit the bridge once the long-term solution is ready without penalty.The main goal of the bridge loan is to provide a quick financing option for a property prior to the final financing being ready.

Grace Property Management is pretty decent.As for the draining of the buckets, simple solution. 

There are teller notes on all my rent payment accounts alerting bank staff not to provide a balance on the slip if it is not the account owner making the deposit.I have used this system for 10 years with multiple buildings and dozens of tenants without any issues.What a marvelous solution.

At that point, it's worth researching and finding a solution that better meets your needs.

Every problem has a solution. 

We're here to create a product that streamlines lead generation and provides users with a simple, effective solution—and we’ve done just that.

Will just help you out as you shop around.Final note: if you liked working with this PM (other than the lack of communication on maintenance), maybe ask them for quarterly pics/etc of different parts of the property in order to find a solution to this issue for the future.

For better tax efficiency, transferring full ownership to your mom and inheriting the property upon her passing is a solution to consider.

Transaction mgmt, marketing ROI, etc.)Propertybase looks like an interesting solution.

I had hoped it would be an easy solution for you.