And with the cost of phone, food, insur and medicine, even tv is no longer free, they may be living on the financial edge.So speak with them and let them know what the rent should be and how you plan to get there. 

That's where you step in and offer to buy it without them having to fix it up and do opens and have strangers going through their medicine cabinet and underwear drawers. 

I do use an online service (Rentec Direct) for record keeping and accepting ACH payments, and that has helped a lot. 

Of course there's the risk that not fixing the foundation right away will just cause me a bigger head  ache in a few years.Thanks @Rick Pozos and @Ryan Hawkins.

A scheduled once monthly ACH for net proceeds after reserves to the owner. 

If doctors could practice medicine after reading a blogpost or attending a guru seminar, doctors would suck too. 

I also love your mirror- need to find something similar for a bathroom I am remodeling that has an old medicine cabinet....

RenTec Direct is $15/mo but when adding in SMS messaging and ACH payments it comes to about the same.

I do encourage ACH.   

I email the Rent Invoice and have a Quickbooks Payments account that allows the tenant to pay online via ACH bank transfer.