Chris I have a bunch of tenants and I do not give my number or allow direct deposit to my accounts.Generally if you take a partial rent when you go to court the judge will see that as you took a payment wanting to do a workout.Instead you need to send the full amount back or keep for that month and refile as option 2 stated.I make tenants pay with a cashiers check or if they have cash we write them a receipt and collect at the complex.I do not take written checks of any kind.If a tenant owes say 800 for November and say 700 and the rest in a week I will work with them usually.If they have only 200 or something like that and give a song and dance about calling a charity etc. then I immediately accept no money and give notice and file an eviction.The tenants have to know you will be hard but fare and they will not be able to manipulate you.Most tenants do not do it intentionally but are hand to mouth and if you are too nice they will pay the other bills and give you the crumbs.We had a tenant try to do a partial and we refused the money and said it if they didn't have it in 48 hrs we would be evicting.Amazingly the tenant calls 30 hrs later with the money.

I also assume that you don't want to buy in the worst sections of town just like most investors, but those parts of a town often have higher numeric returns. 

I've taken out numerous unsecured and secured loans as high as 12% on a 1-year term. 

There are numerous philly providers.. and some that will even do the BRRRR  takes a while to get them done but you do end up with upside.

It would be worth fostering a relationship with the university so that they know they could close one big purchase with you, rather than numerous purchases with others for the same quantity of land.

I have warned them numerous times about being loud late at night, (2,3,4 am), playing loud music, even called the police once to tell them to quiet down.Last Sunday, the problem girl had friends over, screaming, loud music until 11 pm.

@Ben D.You are allowed to do multiple credit pulls with numerous lenders in a short period of time, and it will only count as one credit inquiry.

Fantastic vehicles for holding numerous rental properties.

I have a 30 mile drive to the office ever day and drive by numerous houses that appear to be in foreclosure. all the tell tale signs, tall grass, signs in the windows stating its been winterized or a lockbox on the door. some of these have been this way for years with no realty signs indicating it's REO. any idea how I find this out and maybe start negotiating with the bank?

I was referred to them, and spoke with them on numerous occassions and they were open to double closings.