We do not want to physically collect rent, especially cash which we would not desire the tenant to send through the mail. 

Don't forget about occupancy inspections, that's $100 per unit pretty much every year you have a turnover.Like Austin also mentioned, what is physical vs. economic occupancy? 

That means engaging with an attorney to do their part in court, and with the sheriff to do their part physically removing the tenant.

Now that I feel I have decent knowledge base I am excited to start meeting other investors and developing relationships to help take me to the next level.I am 31 years old, married with 2 small kids, and work as a Physical Therapist overseeing a clinic in the west suburbs of Chicago. 

My background was actually in physics, which I taught for several years so I understand the importance on making data driven instructions.

If someone is permanently injured or will have a long recovery time with physical therapy sessions, etc. involved, it's easier than you think to approach that limit.

There are many ways to be invested in real estate without actually owning a physical property.

This is 4% physical vacancy.

Would something physical like mailers or hangers be effective?

I went to school for physics and computer science, then did what most do.... got into a field that was as far from my education as possible.