You let it slide, waive the late fee, and she pays by the 10th.

Having to go see a piece and pay for transport makes used less attractive. 

As we all know, you are really paying for the commission in the purchase price. 

Quote from @Josh Jung: surprised you haven't heard of RBP. it's like a mix of services you can offer to your tenants like renters insurance, virtual concierge, etc So the property manager/landlord pays for their renters insurance, and filters?  

I currently use Followupboss, prop stream, I alternate between calltools and mojo, I've also tried smarter contactIm looking for a CRM that incorporates all of this but Im not paying a crazy amount.  

if you're W2 and full-time, hourly or salary, you should be able to go off your pay stubs for qualifying.

Let them pay the deposit with a credit card.

So they are good paying retail.. we had 5 to 7 offers on each project .

Then she still only makes 2% extra for taking the risk of you not paying versus a bank.

Having owned property in rockford its not a great appreciation area so getting a HELOC will probably take 5-10 years based on loan pay down and maybe some slight appreciation.