It's great to be prepared and have your duck in a row but we don't even start discussing eviction until they are at least a month late or behind by 1.5 months of rent. 25% of the time tenants are going to be late and about 10% are going to be late consistently.

There comes a point where having a real estate-savvy tax preparer outweighs your time learning a new software. 

You've done well with your Class A rental, generating $500/mo in cash flow, this adds up over time.

Are you full time in real estate?

Income would cover rent for a short time.

Lol.They have decent deals from time to time, but they are usually volume based, not in tune with market, and more motivated to push a sale than to really see if a deal is good or not.

Thank you for your time and patience!

Now, after doing this several times my success rate is around 1 out 5.   

Amateur investor/full time agent here. 

This was the very first time they had rented it; brand new landlords.