@Leila Moose , I would definitely heed @Brian Burke and @Jay Hinrichs words of warning about jumping into the auction businesses without a lot of technical and procedural knowledge about all the potential way to get burned - and to do it correctly.

Download you state landlord tenant laws so you have that information.Proper procedure us usually a pay or quit notice,, followed by filing for eviction. either you do it or you hire a lawyer to do it, one way or the other,, your realtor as far as this I believe is wrong..

I agree with the other suggestions 1.work phone(google voice) 2.specific maintenance request procedure(in writing or message during 9-5 M-F) 3.

(Everyone should know this is incorrect) The Alabama Senate will very likely pass this Bill and this Bill may impact individual counties is yet to be seen, HB 354 2018ENGROSSED A BILL TO BE ENTITLED AN ACTRelating to tax lien sales; to amend Sections 40-10-180, 40-10-181, 40-10-182, 40-10-183, 40-10-184, 40-10-185, 40-10-186, 40-10-187, 40-10-188, 40-10-189, 40-10-190, 40-10-191, 40-10-192, 40-10-193, 40-10-194, 40-10-195, 40-10-196, 40-10-197, and 40-10-198, Code of Alabama 1975; to add Sections 40-10-199 and 40-10-200 to the Code of Alabama 1975; to provide an auction process for the sale of tax liens; to provide for counties to issue tax lien certificates for certain fees on the lands which have been sold at certain sales to individuals; to prescribe the significance of and authority associated with a tax lien certificate; to provide for payment of taxes on lands purchased at tax lien sales by holders of tax lien certificates; to provide for distribution of monies received from tax lien sales and to provide for certain redemption procedures including a procedure to allow the holder of a tax lien certificate to foreclose redemption rights after a period of time; and in connection therewith would have as its purpose or effect the requirement of a new or increased expenditure of local funds within the meaning of Amendment 621 of the Constitution of Alabama of 1901, now appearing as Section 111.05 of the Official Recompilation of the Constitution of Alabama of 1901, as amended.BE IT ENACTED BY THE LEGISLATURE OF ALABAMA:Section 1.

@Patrick Ng - partnerships usually form LLCs (with operating agreements and procedures) and then you acquire the property in that LLC's name using a commercial loan (not conventional).

And Jim if they don't pay the rent you can boot them pretty quickly within 90 days or less if you follow procedure..

You will need ample documentation and is procedurally much more difficult because you’ll need to send out Cure or Quit Notices for most of the things that you mentioned.

I am preparing my property specific operations, e.g. pulling together checklists, documentation, procedures, etc.I am wondering if there are any folks with county knowledge of specific information, forms, etc., that might be helpful to share.I'm aware of the following:Township certificate of occupancy/inspectionHousing unit registrationI'm specifically looking for the following items; I tried searching but came up a little short:Landlord-Tenant laws I should be aware ofSection 8 application/rulesCounty-specific lease (or your recommendation to a lease, or a lawyer who can draw one up)Thanks all for your help and knowledge in advance!

The lender will have some procedure for getting the checks endorsed. 

Then consult with an attorney for the proper procedures  Good Luck and remember always have a lease and application for future tenants