Does anyone know of companies that have acquisition managers that they can place with a small real estate investment firm? 

@Joshua Tobin  to funny I could not do that stuff if my life depended on it did not understand a thing you said..

I am looking for:1) Financing opinions - With the information provided, what financing options would you consider?

You can imagine this can swing interest rates on refinances significantly dependent on the extent of that score discrepancy.

I wonder if anyone (neutral) would be willing to help me cross-check my numbers.I am happy to connect to provide details.

Let's explore some effective approaches for managing investment properties:With a Property Manager:Screening and Selecting Tenants: Entrust your property manager to handle tenant screening, background checks, and selection, ensuring reliable renters for your investment.Rent Collection: Property managers can ensure timely rent collection and handle any late payments or lease violations professionally.Maintenance and Repairs: Delegate routine maintenance tasks and repairs to your property manager, who can coordinate with contractors and vendors to keep your property in top condition.Tenant Relations: Property managers serve as the primary point of contact for tenants, addressing their concerns and ensuring a positive rental experience.Lease Enforcement and Evictions: Trust your property manager to enforce lease terms and handle the eviction process if necessary, following legal procedures.Financial Management: Property managers can handle financial tasks such as budgeting, accounting, and financial reporting, providing you with regular updates on property performance.Without a Property Manager:Self-Management: Take on the responsibility of managing the property yourself, handling tasks such as advertising vacancies, screening tenants, and collecting rent.Outsourcing Specific Tasks: While not hiring a full-time property manager, consider outsourcing tasks like maintenance and repairs to trusted contractors or service providers.Utilizing Technology: Leverage property management software and online platforms to streamline processes such as rent collection, lease management, and maintenance requests.Establishing Clear Policies: Set clear policies and procedures for tenants regarding rent payments, maintenance requests, and lease terms to minimize conflicts and misunderstandings.Regular Inspections: Conduct regular inspections of the property to identify maintenance issues or lease violations early on and address them promptly.Building Relationships: Maintain open communication and positive relationships with tenants to foster a sense of community and encourage better care of the property.Whether you choose to hire a property manager or manage the property yourself, effective communication, attention to detail, and a proactive approach to property management are key to maximizing returns and maintaining the value of your investment.

I’m ending our business agreement but have not been compensated for charges for services and goods not provided.

@Calvin Hayward It totally depends on the client.

While he won't qualify for rates as low as 5% because that's just not where rates are at the moment, he could qualify for rates closer to the 7-8s depending on the situation.

Of course, this depends on your unit blends... 3 beds are in HIGH demand.  4 beds are instant refills (and warrant annual rate increases).Hubbell CBRE puts out a rental report every year.