Combined their gross income is 3.6x rent. 1 great credit score (mid-lower 700), 1 mid (Mid 600 no credit history), 1 bad credit score (mid 500, balances owing on closed accts but no collections no open accounts.)

After collecting $2,100 in rent, this would allow me to live there for $700 a month. 

If someone can recommend different way that they try to collect deposit, we will greatly appreciate that.Thank you all for your time.

Its been a side hustle for me mostly, because my main job (engineering) has had me relocate to different parts of the country and as a result I would buy 1 or 2 rental properties wherever I settled.I've gotten to the point now, where I want to add to my portfolio again, and collectively each of my building would allow me to pick up an additional building for 100% cash.

Where is rent from your tenants paid to, you as the landlord then you pay your property manager their fee or to the property manager then they pay you all the pretax income (NOI).Could you please go into detail describing your rent payment collections so I can learn.

For anyone in my shoes would you take it to small claims or collection agency?

If there is an issue, they are together collectively, not treated separately. 

Then they collect their cash flow, and save up for the next deal.

Sometimes there would be 3 or 4 people with the same name.Also, starting this year, our collections attorney will not take a case unless we have a social security number.

You'll collect much more money during the term of the lease to cover any costs you'll have, and it isn't refundable so you get paid either way.