I JUST want a payment collection tool.

Someone in my neighborhood was looking for an apartment with a total of five roommates  and since they seemed like a right fit at that time I moved forward,  they added another roommate later and now want to add another roommate as they are struggling to make payments.

You should still expect to be bring down at least 20% down payment even with a value add situation if you are new to the game.

The tenant can only be required to move out at the end of a rental period (the day before a rental payment is due).

Curious how you vetted your tennats when you replaced them to avoid late/no payments

So they scraped together the $10 - 20k necessary as a down payment for one of the real estate personality marketing systems (that also charge a back end percentage of the future sales revenue), and were given the program they would be pitching.Many moons ago I was at a RICH Club (Realty Investment Club of Houston) meeting, when a certain well known former television real estate fix and flipper was the guest speaker.

They collected over $9.000 in damages, cleaning fees and rent payments.  

I know that @J Scott wrote a pretty good book on the process though, (just finished it this weekend), and I would recommend starting with that.If you purchase the book(s) from BiggerPockets (as opposed to Amazon), they come with a bunch of digital files to supplement the material. 

I am working with a lender that can liquidate credit cards for 10% to use on a down payment on a Tri-plex.

As long as the home appraises the equity should count as your "down payment".