Does anyone recomend a Rent recovery service or collections service that will go after a tenant who doesn't pay rent or skips out on the rent and leaves.I have their social etc. and they owe me 3 months of rent about $4500 and trashed the place. 

Quote from @Yixiong Pan: It's possible, but it's also possible that the tenant will destroy your house and you'll never know.Managing investment property involves more than collecting rent.

The state doesn’t have rent control laws, but landlords are prohibited from collecting more than one month’s rent for security deposits.

Low cap rates because you dont have to do anything, just collect the 4% or 5% like a CD at the bank.10% Properties are going to be more involved.

We are all familiar with buying or originating a note and collecting  the interest until the notes pays off.  

I am sure many would  consider other investment strategies besides  continually recycling their capital collecting  homes that are propped up with appraised values that are not attainable if the properties were marketed for sale.   

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

We have only had one tenant that we did not collect every dollar owed and they moved OOS.  

Key features include:- Automated rent collection, late fee processing, and lease renewal reminders- Marketing your units across multiple sites (zillow, apartments.com, etc.)- Integrated compliance module for local ordinances and regulations- Customizable reporting and analytics dashboards- User-friendly interface for landlords and tenantsMy goal is to empower landlords with efficient, cost-effective tools to manage their properties, minimize risks by being updated with all the regulations in their markets, and maximize returns.