(Sometimes larger jobs do require deposits, but we are working with companies we have used many times in the past or have some sort of draw schedule as work is completed). 

Is there some sort of collection service where I give them all the information, they go after the tenants and just give me a cut of whatever they collect?

My advice if you could build a small team with payment of 50% or some sort of percentage of your spreads as payment .8 director of your marketing campaigns it will be that employees job to buy things like the Deal Automator that makes marketing easier and more consolidated and less all over the place Carry what did Deal Automator does is take all tools you need as an REI and consolidated into one platform

Look into a skip tracing company without a long-term, high-priced monthly commitment, and flexible pricing that returns, landline numbers, wireless numbers, and emails, all sorted and identified.

I hope some body read this and do your own due diligence.

Right now though its just so hard.If anyone has been where I am now with just being fed up with it all and you can let me know how you handled it-- or if you have any sort of perspective you can offer I would really love to hear it. 

All the hard work it took to get myself into a position to invest was not kind on my body.

Reserve requirements vary greatly from lender to lender but you have to acceptable reserves of some sort as well.Lastly, keep in mind, many lenders will not consider managing properties where you are not on title as experience. 

It is when troubles pop up that having things sorted in advance helps. 

Joining some sort of group/program/mastermind is the way to go to build your network.