In today's day and age of technology that shouldn't be the only way to collect rent. 

Extensive experience with this group. 

For most it would involve extensive reading of web sites like this and books.

What would be the estimated cost to fix the issue if it isn't extensive and can be accessed (I am assuming dry rot in garage the way it is described).

This small change in interest made me take pause and realize I should reach out to the collective knowledge on this forum. 

This small change in interest made me take pause and realize I should reach out to the collective knowledge on this forum.

Their position is; it is not rent so doesn't apply in rent court, go to district court to collect your utilities. 

I want to make the collection of the current lien/deed properties more efficient. 

I'm in the Bay Area so a bit tough for me to hang out in the area for extensive period of time. 

A vacant single family teaches you processes: buying an investment property, assessing and performing whatever fixup needs to be done, marketing to get it rented, collecting applications, the legalities of your state's tenant/landlord laws.It's true that when it's vacant, it's 100% vacant, but as you learn how to be a landlord, it won't be vacant often and then it's 100% occupied.