We've grown our portfolio up to 22 units and have a mix of tenant payment methods: manual cheques (fun), e-transfers, bank counter deposits and some have done PADs at their local branch.Our challenge has become with the PADs, we don't see any information about the source account owner - our statements just show TransferXYZ to Account ABC or similar vague transaction information.We have about ten units that all pay the same amount and thankfully only a few are on PADs but if we have one that is late - we never know who it may be until we do the dial-around.Is there another solution out there we should be directing these tenants to be using?

You might want to find a different source other than a realtor.

Robert Kisayki understands leverage and sources of income, if you haven't ventured into the area it's some good information to digest.

If you have access to other cash, or if you want to use debt from another source that is fine.BTW - in your example you're going have a tax on the difference between your $108K sale and your $90K purchase.

Is there a "source of truth" that can outline these requirements state-by-state?

Have you checked out having your class paid for by a military education source (in some form)?

I have a standard 9-5 and my side hustle is food delivering.

It has reasonable price appreciation and is also a good source of passive income—a profitable long-term investment.

I'm a part-time food delivery driver, so it allows me to make money by doing deliveries while also researching neighborhoods. 

By law, if you are treating a known source of lead paint (not saying you are, and your report may indicate the opposite) you need to be licensed in lead safe practices or hire someone who is.