@Todd Snyder This has worked GREAT for us: Step 1) Setup a dedicated account with Huntington or Chase or some other user friendly bankStep 2) Give tenants routing and account number (we put it in lease with instructions for payment)Step 3) Tenant pays via online ACH or walks into bank and deposits check or cash into your checking account.

No passive instructions for funds in Ca.

They can either take messages and notify your right away, or even connect the call to you after a quick screening (according to your instructions). 

Because there's about a 50% chance that the client won't follow the instructions I gave them and the benefits offered by the trust will be rendered useless.

Below are instructions from the IRS of when you need to prepare 1099-MISChttps://www.irs.gov/businesses/small-businesses-se...https://www.irs.gov/forms-pubs/about-form-1099-mis...

Some realtors actually refused to present my offer to the sellers which I had to help instruct them they were contractually bound to do.

Besides, you definitely need to have a conversation with your leasing agent for failing to follow instructions. 

I really want to buy a rental property but I don't know how to go about it, what are some books you would suggest I read, maybe instructional podcasts/dvd's  (I'm about 3 episodes into the bigger pockets podcast) and what are some advice you have for rental properties in a small town?

Following these threads is instructive but not enough to complete your education.

The owner of the property instructed the PM to keep and send him the deposit because the tenant did not report a leak that caused $8k in damages.