Maybe I need to exercise my muscle of understanding debt better.  

I don't know how hands on you're wanting to be but a good rule of thumb when dealing with labor is the less you pay the more head aches you'll have.

The only time I took a bank account number was when I setup auto draft for rent, and they did it by filling out an ACH form.

@Matthew Crawford If you only want to collect payment, use QBO they have a free ACH for landlords.

Some neighborhoods are going to offer lower cap rates and debt coverage ratio...but offer fewer head aches...maybe you even need to park some cash and have a lower CoC return in the short term, but long term appreciation might help your IRR.

Since they're friends, you can use Venmo or Apple Pay to do an ACH transfer, or if they really want to use credit cards, have them "send money to a friend" on PayPal and use the card there.  

She doesn't like dealing with the head aches of the rental property always having problems that need fixing :D.Since I posted last I emailed all the banks in town asking them to send me lists of their foreclosed property and got a hold of the realtors in town that deal with foreclosed property.

Hey John, If a situation ever arose where you needed to show cash, you'd simply ACH transfer that money from you AIO checking account/LOC to a secondary bank account.

Zelle isn't a bad option, but it is ACH based and theoretically can be pulled back out of your account.

They use ACH so the tenant just links their checking account.