Tenant not paying is thief in my book any day.  

July they are going to pay late rent again.

I understand that it's best to have a buyer ready to pay cash for the property before you sign a contract with seller, but is it a viable option in the real world we live in?

one of the partners that we went in on the deal with owned two other car washes nearby that are self-service wash style you mentioned and although our full service wash had a much higher average ticket value and overall more revenue, his other two washes averaged less than 1% in labor cost where our full service was would be between 20%-30% on any given day. we ran a detail crew of around 5 people and then had around 10 or so people on hand to handle the car wash traffic. we tried to get away with not hand drying the vehicles after they exited the wash but the previous owner had made that a staple of the business so when we stopped doing it people got frustrated and we decided to keep that a part of the process. in doing so that means you have to pay labor tax!

Pay them well.

Anybody on there is paying to be on there, and paying more for every lead that comes their way.

As a listing agent, I let my seller know it can trigger the due on sale clause and they lose control of the home but still responsible for the mortgage if buyer doesn’t pay, so most aren’t interested unless it’s a special situation where they really need out and no real buyers out there.

Anyways, I look forward to the journey, and potentially connecting with you all.Thanks,Grant Congrats on the debt pay down progress and committing to your journey! 

what is a reasonable amount to expect to pay a book keeper or CPA to do my books once a month?

Your rental income depends on your tenants remaining employed and paying rent.