I am unaware of any state that does not allow you to collect advanced rent, but I am not an expert in all states. 

A handful will allow it as long as you are not collecting significant additional income from it.

Over the last year and half they been sporadic with answering emails/calls and not on time with their scheduled owner payments and not getting monthly statements that show funds collected/expenses paid.

I rented out a tiny commercial space to some ladies that wanted to open a retail clothing store. 10 days after move in they had a falling out and one of them moved her portion of the merchandise out of the store the next day.

Looking for a property manager and think I have found one but wanted to make sure his fees are in line with the norm:9% of all rent collected.$100 placement fee when securing a new tenant.10% markup on all vendor contracted maintenance and repairsDoes these numbers sound like they are in the ballpark for Midwest/Indiana? 

You can find higher ROI (on paper) here and probably in other cities…but the probability of actually collecting rent significantly decreases.

My biggest REI shortcoming is that I am not an expert on construction, carpentry etc and I know I have been taken advantage of a few times in terms of inflated repair costs.My biggest lesson from this is to collect 2-3 quotes for large jobs before awarding the project to any contractor.

Lmk if you have more questions.Only other one I liked was Bryt Software but they couldn't do much in the way of standardized loan life cycle task management (moving loans from application to document collection and review to underwriting and escrow and in-service).

Clerk said that if I can cite laws to support collecting other future losses until I can get a new tenant might convince the judge.

The LL obviously never inspected the property and had ZERO clue about the status of the unit.... just collecting his check in Oregon and being oblivious.