Where will you get the down payments, make debt service, manage, etc?

The property currently cash flows me about $790 per month after debt service and all expenses and the property management fee.

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

William, Some utility companies have warranty/ service agreements that you pay for every month, i do not know how fast they would come out to repair stuff. i know here in NJ our Gas/ Electric provider, PSEG, has such a program but you pay for it monthly whether you use it or not, i don't know if they do minor stuff, mostly larger appliances. but that may be different with the utility co. by you.

The plan sounds like it's frozen.In-service payouts may also not be allowed, possibly with hardship being the only exception.The plan document will explain these things.

They take good care of the property, keep it very clean, and even added 1500.00 dollars in landscaping on their own dime.

Any other sites/services out there or is this the best option? 

Hi BP, newbie & I’m looking for a note servicing center in California for one loan.

If the project is large enough to require "Project Management", yes a rate is determined for that service since it is way outside normal Property Management services.

To be fair, you might add a dryer vent cleaning expense to the venting option--those do need to be cleaned once in a while.If it were me I'd vent to the outside.