This contractor's hustle was writing up the repair as quickly as possible in such a way the claim was denied and collect the warranty deductible typically $150 or $200 and get out of there. 

If Tenant Defaults under this Lease, Landlord may exercise all rights and remedies available under applicable law, including the right to: (i) terminate this Lease; (ii) regain possession of the Property through an eviction or similar process; (iii) recover from Tenant all unpaid Rent, including unpaid Monthly Rent, Additional Rent, Late Fees and, if applicable, holdover Rent for the period prior to Tenant’s delivery of possession of the Property to Landlord; (iv) recover all Rent payable under this Lease for the period from the date of termination for Tenant Default through the stated Expiration Date, less the amount Landlord is able to collect from any replacement tenants for that period; and (v) recover allreasonable costs and expenses incurred by Landlord in repairing any damage to the Property, caused by the improper useby any Occupant or any guests of an Occupant, less any amounts obtained from the Security Deposit.

You can collect income from the renters separately, but just make sure you deposit the same amount (whatever your rental contract says) at the same time, on a monthly basis.

They never turn down a job, they go collecting deposit after deposit showing up to do a little at a time and on to the next project.

as a single property owner, do not want to pay full price as there may not much of need of reports, looking for state specific lease and ACH/Zelle/paypal kind of payment options for application fee and Rent collection. any recommendation on which plan would be best?

It seems like I can collect rent with both and have tenants apply through both.

Did you put in the rent you'll collect into this calculation? 

Both are free (included in subscription) and use Stripe to collect payments.

The longer the tenant stays, the more insurance can be collected to add to the reserves .

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