Can't help you with the lease contract for WA state, but check out rentalutions.com for the ACH withdrawal.

Contactless (online) payments is a big deal given the current state of things during C19, especially with the right platform that allows your tenants more options (ie. debit/credit card option, ACH payments, or even expedited payment processing, along with rent/payment due date reminders, and the ability to report positive payments to TransUnion in order to give your tenants' credit scores a boost; this acts as an added incentive for them in the long run as well).

We offer 4 different payment methods to our tenants: Online ACH via our PM software (no charge) Deposit @ our bank ($3 charge) Credit Card ($5 + cc fees) Mail ($10 charge)Notice we charge a fee for the less desirable options to encourage the behavior we want:)Please send us any feedback via email, as we do not use the DM feature here.

I immediately went through all the documents and sent it back the same day, along with same day ACH payment.

I see no need in paying a 3rd party to get money from my tenants to my bank account.I use ACH, Zelle or they deposit directly into my bank account.

IT is here to stay.You can use QB Online with free ACH (if you are a landlord).

I am drinking my own prescribed "medicine" btw. :-)90011, 90205, 90280, 90018, 90201 etchttp://www.zipmap.net/California/Los_Angeles_Count...Keep in mind what's happening downtown is starting to spiral outwards.

So the tenant pays rent directly ACH to Cozy system with my Land Trust and money will go to business bank account of LLC.

I would understand not wanting to deal with past debt/tax liabilities on an LLC and that head ache but for a new llc just to hold a property it doesn't seem like an issue to me.  

But under a $100 and you are just asking for a monthly head ache.