I can get garnishments through the court for additional fees if I need to but I don't want to throw more money at this.If anyone has contacts for a reputable collection agency it would be appreciated. 

I know in the case of one of my mentors, he is successful for many reasons, a major one being he has cultivated a very good reputation over 15 years in his city.

Check us census data for stable population growth for each zip code you are considering, i like to see at least 1% population gain both historic and forecast  AND very important to check for crime infestation in the area, so you can to to here for that:    https://www.crimereports.com/2, don't trust your realtor's input on investing, rather maybe ask a round thee RE Investor clubs in DFW area to locate a reputable investor and pay them a reasonable consulting fee to give you a second opinion about area or even a particular property.

I'm in need of a carpet supplier and installer in the greater Orlando area.

Find a few reputable General Contractors in your area, and give them a call.

Are there any reputable lenders today allowing 80/20 combined loans? 

Again if I can help these folks in any way I want to not only for them but also for my personal experience and reputation.    

Can anyone suggest a reputable property management company located in the King of Prussia area? 

I loaned $20k to a guy last year I'd never met and didn't bother to record the deed I got because someone I trust said I could trust him (and said he'd pay me back if that guy didn't)  Reputation goes a long way in this biz when you've been at it a while.Anyway, things vary from state to state on doing it, but its essentially just two documents, a note outlining the terms of the loan and a security instrument (security deed, deed of trust) that encumbers the property with the note so you cant sell it without paying them. 

Are there any reputable lenders today allowing 80/20 combined loans?