Chase bank has an ACH collections service, but I wasn't accepted because I guess they aren't doing it for rent collection any longer...

Not every investor is suited to be a landlord in every possible neighborhood.If the reality of a stolen meter surprises and rattles you, I think you are probably better suited for being a landlord in other types of neighborhoods. well put and many West coast investors don't realize this until they already own them  and boy you should have heard the Austrialian investors.. they could not understand why their rent was not ACH into the account on the 2nd.. when they learned that most of their tenants did not have checking accounts.. you could see their chins drop they simply cant understand how that can be.. when in their country banking is all electronic and no checks are used or money orders etc.. its all on line.

The two biggest features I need from my software choice is detailed bookkeeping records/rent rolls and a tenant portal to allow free ACH rent payments.

Why, because people need their medicine or something else to solve their problem.

If you feel like you have to force/fudge data to make it sound good to a lender, then your project may not be profitable.Take your medicine.

Or my property management website (rentecdirect.com) allows for online payments by card or ACH. 

I would update your lease to include fines after an initial warning about leaving trash or personal items in the common space.I wouldn't allow tenants to mail in the rent.I allow them to deposit directly into my account, ACH or Zelle.Maybe get extra trash cans so that they don't have to leave their bagged trash by a full can.

@Edgar Joshua Find a third party intermediary to service the debt...if that's not an option look to ACH.

No evictions, has a bank account with 3x rent today (this one requrement will save you tons of heart ache and problems), good references from current AND more importantly their prior landlords. 

Neither of these platforms charge a service fee as long as the tenant chooses to pay via ACH.