My company charges an application fee.

Along with Appfolio, we use Showmojo, Leadsimple, Lowe's and our collections company. 

@Tarik Kafel recommend checking NARM.com for professional and licensed PMCs.Also, here's our copy & paste advice: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.

They have customer contracts for continued manufacturing runs for the next 12 months.

I do have owner's company address with me I got it from the county department. 

I had a property in Cleveland (Warrensville Heights) for 4 years and yes, I had to pay for the water/sewer (but not snow plow) and it was in my name, as the utility company billed me directly.But, I had that expense factored into the rent, so I was reimbursed when the rent was paid.

Or Another strategy I heard is you get another policy with the name of your LLC/trust as the primary policyholder, identifying the mortgage company as well, then adding the seller as an additional holder. 

I get this done as quickly as possible.I continue paying interest to the lender as long as their money is on the property.

And you would continue to cash flow, build more equity, plus reinvest the $20K.  

If I continued to self manage, it would be cash flowing.