Can anyone recommend an easy to use online payment app or method for allowing tenants to pay online and direct to my account?

Lease docs, contract docs for when our clients buy/sell houses, anything we need signed is done through there.Giving tenants the ability to pay online or with a card.

@Steve Milka, The dates might work in your favor if you were really fixed on being able to exempt some of that gain. 

I've done a lot of research on it online, which is possible here, and even gone to see it (pretty recently renovated!?).

My issue-situation-question is this: Because we have made REI our goal, with a plan for a lifestyle change, business objectives , and everything, we are online every day looking for and analyzing deals [as you can see I upgraded my BP account to have full access to the calculators!!!

@Martin Robertson Hi Marty,QuickBooks Online Plus - you will need one subscription for each EINQuickBooks Desktop - depending on your need Premier, Accountant or Enterprise versionsGita

There are great services out there that assist in marketing your property, creating online applications and screening your tenants for you. 

@Steve KenoyerLicensing education is state specific.California, specifically, does not have reciprocity with other states.You'll have to go through the education and testing requirements for both California and Oregon, most likely online.

I would upgrade a slummy looking kitchen or bath with builder grade materials or do tweaks to something old looking but in good condition (refinish a pink cast iron tub, use oil based paint to cover dated bath tile in good condition, paint good condition cabinets white and add new counters)

If you can't find them at the auction or if it is online, you can take the list of your target properties...maybe 10-20 and find out who buys them and go hunt them down after the auction or when they get the property.