I use erentpayment.com for online rent payment and in my set-up, I have the payment breakdown in the rent reminder email notification that goes to all. 

@Bryan Dorsey I think the 2% rule is a myth unless you want to play in class D neighborhoods. 

Since posting my question, I have since signed up for the online class with moseley, and also talked with some people at different brokers.   

I know the smart answer, but the SFR plays to my "I wanna own a house and live in it" side.

Search what the cuts should be online to get a better idea. 

I spent 30+ years in Washington State and have had some involvement with DSHS (although not with housing).My advice to you: 1) Everything the state does takes three times as long as it should and three times as much paperwork as it should.  2)  You will probably have to attend some indoctrination -- I mean class -- either on-line or in person.  3) Your tenant will be endlessly "educated" on their rights and will have free legal representation. 4 ) Just when you think you know the rules and try to play by them, an administrator will come up with an "ETR" -- Exception to Rule. 

IE there is no customer service department.. title plants are not on line and just a click away like they are on the west coast... etc etc.would help if you actually described what it is you want them to do for you that you consider investor friendly.Boy traffic in AM CAN sure has gotten horrendous..

Joseph loses his "good" job and ends up in the slam in 2014 because he went that stupid, stupid house with wine coolers and condoms to meet an underage boy he found online.

I typically assign 10% for maintenance as well, another 10% for vacancy, reduce for property taxes (which are available online through assessor office) and then further reduce for insurance, and if multifamily any other utilities provided.

Only play is APPRECIATION.