I can refer you to a company I use to handle my lending and note investments. 

I prefer SayRhino.com but would like a company that offers many other choices like LeasyEasy or others in addition.   

I am a real estate agent in the Jackson area and my top three title companies/closing attorneys I use are Luckett, Purvis Law Firm in Jackson and Elliott Law Firm in Flowood.

Our regular insurer, State Farm, does not do such coverage anymore, and after checking with several well-known national carriers, I found only one that offered it, but the lead agent couldn't be bothered to put the details in writing in an email.There must be companies that specialize in this kind of coverage, I figure, and there must be other property owners in a similar situation who have such insurance. 

We would file a debt action (your PM company should do this for you) and get the judgment and then attach wages if you know where they work. 

Demo companies. 

Insurance can be an issue, but there are insurance companies that don't do on-site inspections and therefore accept whatever is there.

That was part of my initial hesitation - how to know what parts of the lease could be negotiable and should I reach out to those companies online that claim to help to negotiate the leases.  

I currently use New Direction Trust Company, but their fee structures have been increasing.

Best thing to do is first, hire a transaction coordinator (constant close or equivalent), along with a third-party note servicing company ( like Evergreen or equivalent).First, secure the sellers equity payments by executing A) Promissory Note and B) Mortgage Deed of Trust for the seller's second position.