All under one lease and you should collect rent in one payment. let them figure it how to pay. 

I still have risks and I'm putting a lot of faith in these providers, but I was tired of not taking action and ultimately realized that what was stopping me from action wasn't money it was knowledge. 

Pay a vagrant to collect and store the crap for 1 year and then deliver it to them wrapped up as a present.Frank

They will not collect the 800-900 fee until they KNOW that they will do the deal.

They claim they havent collected enough $$ most months to provide a payment. 

Additionally, connecting with other neighbors who are also bothered by the situation could help create a stronger collective voice to push for improvements.

Your record of this deposit (via teller slip or online transfer) will be your receipt of payment.This elimates complextity and the additional steps/rules that come with using a third party to collect rent.I get an email alert when a tenant makes a deposit, and each rent amount is unique so I know who has paid in case they don't have the teller add a memo to the payment.They can transfer funds online, or walk in to a local branch with cash, personal check, wampum, etc. 

I would send a service man out there , to look at the system , and then tell the tenant they have to order a part , you will let them know when the part arrives , but we will be over to collect the past due rent today .

A promissory note and deed of trust are important but there are also other disclosures and documents you should collect to help protect the loan - Lender's Title Policy in 2nd position behind the bank loan, Loss Payee on the hazard insurance policy binder behind the mortgage lender so your parents get reassurance they'd be paid back if there were any claims that need to be made.

Very excited to continue to dive into this line of asset collection and hopefully build a great portfolio for myself!