I have had to use the RA 3 times in 3 years and every time it has help up to scrutiny and has allowed us to collect for damages, remove people breaking rules, etc.

Not only can you collect rent to go towards your mortgage, you're also building equity that can potentially be used down the road for your next home or investment.

Property owners are a prime source for collecting revenue.

All of them but one that paid a preferred return stopped paying distributions, despite the underlying properties doing OK (some collections dropped a little, but not much). 

What if they have collections or judgments?

Same for 2-years of job/income stability.Tenant Default: 10-20% probability of eviction or early lease termination.Section 8: Class C rents usually meet program requirements, proper screening still recommended.Vacancies: 10-20%, depending on market conditions and tenant screening.Cashflow vs Appreciation: Should cashflow immediately, at the lower end of relative rent & value appreciation.Class D Properties:Tenant Pool: Majority of FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, but should have no convictions/evictions in last 12 months.

I invested as a sophisticated investor, although I have no professional accreditations.

Personally I pay $300 commission to get the new tenant, 8% of rent collected, and $150 for renewals.

Was it difficult collecting rent as a landlord, during 2-hour long gas lines? 

The only real difference is when you start collecting rent after purchase.How have you weighed this against the probability of tenant nonperformance?