You should get these things for all applicants:1. rental application with employment reference and personal reference2. credit3. past landlord reference4. check for eviction historyMost apps like RentSpree include all this in what the tenant pays to send you a report.I cosigned for my daughter and her boyfriend on their first lease.

Since your a hands on person and have contractor contacts.  

Hire a company/person that is solely a QI like @Dave Foster they do it every day and will keep you legal and on track. 

Personally, I've been in the mobile home investing niche since 2007.

It should go away.If it's only them smoking and a personal issue, I would reconsider dropping this if they are otherwise good tenants.

However, I also have ways for them to pay with cash, card, money order, cashiers check, and personal check.

I also use business lines of credit from banks, but for this banks definitely want to see revenue (usually 5-10x the amount of a mine they will give you).It is important to remember though that just because these lines and CCs are not immediately reported on your personal credit report, if you miss payments or default you are personally liable and the debtors will add it to your personal credit report.

Plane, Train, or Automobile and meet in person.

That's the way I look at things personally. 

Quote from @Victor Correa: It’s Mobile Home with Land I’m taking over both land payment and Mobile Home payment and right as of now is considered personal property but you just open up my eyes and I’m thinking what we can do is convert into real property and then transfer the land and that way it’s attached to the land Your thoughts?