It's not a matter of 'being patient', the issue is that the costs have gone up and return has gone down. 

Where the best location too find standard & detailed renters contract online Also advice on protective verbiage I should look for within contracts based on past experiences you’ve had. i.eVerbiage concerning damages , deposit , breaking lease , Landscape maintance meeting HOA.

Ask them if they have the county locator map online, so you can see where "01" is, for example.

Unless you are considering backing out of a purchase it doesn't matter if it has to be done anyway, the people doing the work will know whether or not it is lead and work/ charge accordingly. 

Avail used to Rentalutions.com but it's an online management system that allows me to draft up leases, collect rent payments, post listings and communicate with the tenants.

You shouldn't accept separate payments, especially if it is an online service where people can all sign in and pay individually.

I agree with @Matt Shields that most real estate professionals value a referral or online review like gold. 

What books, seminars, online coaching, etc. did you find particularly helpful while beginning in the business? 

So it doesnt matter if you are evicting.

in Washington State it doesn't matter if the person has a lease or not.