Other than the tools they have access to, how do I know if I can trust them in looking out for my best interest?

Are your places easy to rent at $700, or is there a chance of a months vacancy?

Warner Robins has interstate access so you could branch out a bit.

If the guests arrive at noon but the particular condo is not ready, I sometimes give them the parking garage passes early as well as access to the pools or beach sets.

Take into account your management style and how easy it is to approach the tenant.

Access to a pool? 

In addition, I am sure the fact that you are so detailed with your process made it easy for the insurance carrier to find coverage & identify subrogation against the water company.  

Traditionally banks loan on appraised or purchase, whichever is lower...you may be describing a hard money lender...that's a different ballgame altogether...It's impossible (in 99.999%) of all real estate acquisitions to use financing and acquire a property with no money out of pocket...best you could do is HML if you're flipping this...you may scrape by with points and fees...If you're using HML you will have to sell the property or settle the debt with a re-finance...re-fi's are typically 70% LTV...and completely dependent upon your personal financial situation, DTI...easy to get burned if you don't have capacity or the value is not there...and this is an expensive asset.A conventional lender can't lend if seller financing is involved...lending constraints...

The Kidde Access Point is the best. https://www.amazon.com/Kidde-AccessPoint-001414-Co...Electronic locks are great, but you'll always want a spare in case the battery dies.

I have substantial equity tied up in two investment properties (a 5 family commercial property and a 3 family residential property) which I would like to access through HELOC products.