3) what’s the smallest increase you would do the work of finding a new place, go look at it, pack up your entire house, take a day or two off work to move everything, transfer all the utilities and mailing addresses< etc etc etc?

There are quite a few individuals and companies that have attempted these at some scale, and traditional construction beats them out on cost all things considered.

Brokers are more for investors that are looking to scale and obtain various kinds of financing to shop around for.I'd highly recommend looking at the companies website and their reviews.

Title companies often have standard docs they may make available.

I use Ferrell-Calhoun, but they are a Southern company with limited availability outside of the South.

It seems like BP is a huge resource and can't wait to keep utilizing it! 

Moving forward--have full photo documentation of the damages and estimates to repair, and have the manager tell the tenants if they cannot pay in full or with weekly payments, (scheduled to be paid off in full BEFORE the last month of the lease) the management company will move forward with legal action.  

Holding costs (insurance for vacant property, utilities, and interest payments for Hard Money Loans) can eat up your profits.

Formally, you'd use a closing agent, such as an attorney or the closing dept of a Title company. 

And almost all of these brokers are representing big name companies like SRS, Marcus & Millichap, Horvarth... etc.