I told her then I’ll have a collection agency deal with you.

Sure you could collect some cheap homes in the panhandle, but it's not worth the trade-off in quality of life and experience.

We (collectively, real estate types) have gone through this before. 9/11 did a number on pending transactions.

. - on-going communication with tenants and you,- move in and out inspections and reports,- monthly reports (may be financial),- monthly survey,- co-ordination with contractors, maintenance crew, cleaning staff,- taking pictures and videos, - using the management tool you provide, - picking up supplies, - 24 hours on-call,- ensuring paperwork/leases are complete, - issue notices, writing notices and posting,- ensuring low vacancy, ensuring high rents,- resolve issues,- collect laundry money,- be nice and approachable, etc... you get what you pay for. 

Cozy is free and is great for rent collection, leasing, and even maintenance requests.

Essential Services, Including:trash and recycling collection, processing and disposalmail and shipping serviceslaundromatsbuilding cleaning and maintenancechild care servicesauto repairwarehouse/distribution and fulfillmentfuneral homes, crematoriums and cemeteriesstorage for essential businessesanimal shelters6.

Aside from providing the basics (ie. listing tool to get the property published to 10+ major sites, scheduling tool to schedule viewings, tenant screening with comprehensive applications -- pulled reports from TransUnion, which include nationwide criminal background checks + credit checks + eviction history, digital lease creation tool, rent collection tool, and maintenance tracking tool), some services also offer your tenants waived ACH fees and additional capabilities which makes it an easier sell on your end when getting them to transition over (ie. their ability to report on-time rent payments to the credit bureaus; this can create an added incentive for making sure they pay that rent on time).

Again, no way to prove he actually collected any rents written down on paper.This question is no more possible to answer than "what is the meaning of life?".

A mix of different stocks, but a lot of real estate.These investments do not have toilets for which you are responsible, someone else collects the revenue, and if you absolutely must DIY stuff, then make your own margarita when your brokerage statement comes.  

Do you mention to them that legally i am only allowed to collect xyz but for me to consider your application over others you need to pay this amount?