First of all, you started off with "My friend.....Obama" enough said (I'm sure you have absolutely no political humor, but I don't care), 2d If I did write that book, even if it was on the bottom of the best sellers list, I'd still pull in a bigger check than your accountant job

Thankyou Assuming he can't simply write a very large check, it sounds like your buddy will be refinancing with a hard money lender. 

One day they'll write a book about that young man.My point is...  

13% of earnings for a secodary software ?

If it’s not a payment issue, I will give them a warning with a deadline to fix in writing first, then if they don’t fix the problem by my deadline, I start the formal notices and follow through.

For example if your tenant wants to text you, use software that automatically backs that up and gives you read receipts.

Write those down in a "new tenant guide" or maybe in the lease.

Attempting to write your own lease is a recipe for disaster, particularly in a litigious state like California.

I'm writing this on my phone, so it's difficult to read everything people post. 

Is there a software out there that keeps track of tenant payments without me having to manually enter when I have been paid?