I don’t mind working with my brains, but working with my muscles is dangerous for me since I can not be sure how long I will have full control of my physiology.

On the $11k one I might have to make a couple trips over there each month to get all of my rent (and late fee) in cash while the one I paid $85k for doesn't give me as good of a return (rented for $1250) the tenant pays through ACH automatically on the 1st of the month.

2) What type of tenants provide the least risk and head aches and why?

Part of me thinks its maybe a deal, but the other part figures that after dealing with the upstairs tenant not allowing us to come in and view the place, it will be a big head ache to get it assigned and for the end buyer as well.

Equity trust has gotten to be a miserable experience.I want to move to a custodian that offers check scanning and renter direct deposit bank to bank ACH.  

The ACH is the very best approach.

Also, if I were you, I will do an ACH where the tenants will allow you to automatically withdraw from their bank accounts.I attached the screen shot of my excel spreadsheet for evaluating multi-family.

For those who are in South Florida who need extra muscle,cleanups or any help .

If so, it could create some major head aches for you!

Nice area only one vacant of ~60 1/1 unitsmarket rent $850-$925$880 firmFees-->Repairs--->Rentpostlets,padlets,CL ad (photos, building, but specific unit#)screen over phonearrange a group showing for prospective tenantssmartmove.com ($25 app fee(Cash), $15 per additional adult)call 2 previous landlords and employersi must be notified before any service callno unauthorized work(no work for rent)clogged plumbing will be tenants' costinitially month/month least----------> 1st/last/ securitypayment by ach or deposit to bankdue 1st, late afterwards1 day grace$50 late fee after 2nd business day....$5 each day afterno pets/smokingmonthly inspectionmove-in report signedholding deposit prorated if longer than a week....carried over to deposit if lease signedrent history(no evictions, foreclosure on case-by-case)gross income 3x minimumwaterbed----> renter's insurance with me listed for payoutnot fish tanks or containers exceeding 5Galupon vacating: security deposit will be subject to move-out report and pending utilitiesthis will be a trial period, after tenant has a good track record with me then I will commit to a 1yr lease with all adults on lease jointly and severally(no more than 2)Let me know if i have missed anything, and I appreciate all who have taken the time to read this!