My question is, when I have many units to manage, if I wanted to do ACH, how would I keep track of who paid and who hasn't if the rent amounts are the same? Should I charge a different rent then I'd know?

Sounds like I need to network extensively to those who supplement the industry like attorneys, mortgage brokers, etc., so I am able to give valuable input to investors on who they can go to.

Almost $20,000 in lawyer fees and 2+ years of litigation later, we're foreclosing on the house in order to collect our court fees from him.After that, we adopted a very simple rule... we pull permits for goddamn everything, no matter how simple, no matter how ordinary.

I used a paper application that first time, collected personal checks for the credit check and ran that myself, and didn't have a process in place for applicants who were college students with parents willing to pay the rent. 

Who do you know who has placed and successfully collected on a mechanics / construction lien?

@Russell Brazil But wouldn't a Mortgage broker be acting as a middle man and collect a finder's fee, whereas going with a direct lender, this fee is "non-existent" since we are going straight to the source?

I have not done an extensive search in Waco, but I will starting next week.

Since my good friend and new mentor has extensive experience with short sales I decided to look into those as a lead source. ended up finding two motivated sellers.

well my advice is there is nothing wrong with investing in a state you have no ties to depending on the deal and you can always find a management company to over see project , rent collection , and dealing with contractors.

You can be a hard money lender that collects checks vs fix & flips.