Why not use Cozi ?

You can literally find answers to all of your questions within the confines of this site.

if I do that I might as well come back to cozy, protective 9 and 5 and see other folks get rich in real estate. if there is a leak you will see that. it is not hidden in the walls.

I have heard of Cozy as a great website for collecting rent with no fees; however, there would have to be a tab set up to send the tenants to Cozy's website to pay rent. 

If you are using something different than Cozy what are you using?

@Alan majors,Thanks for the response, I've been looking at using Cozy, not sure if the the best for book keeping purpose but they do make it easy to roll out and access.

I'm signed up with Cozy and it seems to be a very streamlined process for everything except the lease.  

I know there are sites such as cozy, where I think you can pay to get a customized report of recent rentals, but I find looking at the actives helps give a better idea of going rate- 

I also have used Cozy. 

Rely on professional property management to source tenants (and if you're like me investing in c class neighborhoods you should cozy up with the local section 8 offices and various housing assistance orgs to become "easy to work with")3.)