And this may not be the solution and path to removing the gate all together. 

The big "McDonald's hot coffee" awards you hear about are extremely rare and contain extra punitive damages above and beyond the regular award due to long-term, sustained negligence from the losing party.One other thought to help put your mind at ease: I personally know over 100 real estate investors, and none of them have been sued for more than $5,000. 

What is anyone out there doing about this do you have a better solution than i get cash from tenant and sit in drive up with cash to deposit for rent?

@Eric Sanders with the poor construction I'm not sure ANY flooring solution is going to make much impact.

Tons of turnkey solutions here and so that helps foreign and out of state investors purchase properties here!

One tab by property that includes everything related to that particular property, which then feed a consolidated tab that calculates different indicators and also feed different reports and summary pages to have a quick overview of the portfolio.Spreadsheets are still my go to because it remains both the cheapest solution and the most flexible (and secured, no third-party reliance)

Btw, after 40+ years as a real estate investor, having seen many, many investors both succeed and fail, I can tell you that a strategy that relies on taking advantage of the lack of knowledge of the unsophisticated segment of the home owner population is NOT sustainable.

My company is called Real Solution Ventures.

When underwriting multifamily properties lenders will value cash flow and property value first to determine whether the property can sustain the loan, then we will look at FICO, liquidity, and experience of the investor to determine rate and terms.

There are some other creative solutions that can work.