With middle school kids who want to stay through high school.With 10 rentals we have 1 turn over in the whole bunch every other year.5) use electronic rent payment system to mail free collect rent.

Marie Poe I used a specific language of terminating his right to occupy the property (even if he paid) for violating the terms of the lease (I googled the form/language used).When he received the notice of eviction  he texted me if I let him stay until the end of the month if he pays and I agreed (I'm not sure if SMS is considered in "writing" as oppose to oral agreement) Does anyone know if electronic communication (email/sms) is considered legal form of a notice ?  

The Schlage keypad handle systems work well too and lock automatically, but I have had complaints from a landlord who used them and the electronics stopped working after a year and just after the warranty expired....As far as the widows go...'

Something you might want to consider if you have the ability to take electronic payments.  

Yes, it costs me some commission management fees, but for me... it's worth every penny, I simply look at accounting sheets, and electronically check bank account to see money has been deposited.I have a friend who owns a Property Management company in the Knoxville / Louisville / Maryville, TN area.

and debris falling on top of me and my $5,000 worth of electronics (my home office desk). 

The low membership fee includes electronic copies of all the forms you need for your state.

"picking up rent"  is a foreign concept to me. either snail mail, or electronic! 

As part of the lease agreement, there is a clause in the lease authorizing him to withdraw the rent as at when due.In fact, the clause on my lease is something like this:AUTOMATIC ELECTRONIC PAYMENT AUTHORIZATION: Tenant authorizes <OWNER> to initiate, and Tenant's financial institution to honor, an electronic funds transfer payment in the amount of the rent from Tenant's bank account effective on the first day of each month.

I previously used an electronic service but they charged almost $10/month.