I'd like to explore card operated laundry to provide that as an option for tenants, to offset the cost of running the washer and dryer while I pay for utilities. 

They spend dozens of hours showing houses and never getting paid a dime because the buyer decided to open a new credit card or change jobs right before closing and the financing fell through.

Here are the best reasons I've heard from tenants who were late on rent:-'My son used my debit card on some Christmas presents for himself and I just found out and am canceling the orders.

A lot of my clients do this, and will either finance the renovations with 0% interest cards (if they have high enough limits), or use their HELOC. 

If you want to target foreclosures or pre foreclosures then calling or sending post cards is super generic because they probably got post cards from at least a dozen other investors. 

I understand that one needs to have separate bank account and possibly credit card to separate rental income and expenses but just asking about from the tax filing purposes. 

I'll probably call my credit card company and tell them they defrauded me and refund me money to cancel the transaction since they are not providing the service they promised they would. any other course of action recommendation from bp members would be greatly appreciated? 

You will gain great relationships and knowledge quickly.A website, LLC, business cards etc are all not needed to get started.

You could use the appraisal/ appraiser as a way of leveling the plan field..P.S  Keep in mind you got to keep your cards close to your chest because the agent is working for the seller.

Send them year-end cards or baskets.