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?

I did write a blog that gives an overview of SEC 8 if you would like to check it out.  

Hello ok this is my first eviction and im a little confused Ok so i have been looking at a house right next to mine for a long time maby 1 year and it has ALWAYS been vacant and i finally won the home at a  foreclosure auction well no joke literally the next day after aution some people moved inside the home with there trucks in the driveway.. but i did not confront them because the deed was not in my possession so 1month later after i received the deed  i spoke to the man and we came to an agreement verbally no writing or papers that he would give me 500$ a month as rent keep in mind i have never entered the home so one month past and i went over to the man to collect rent and he told me he cannot pay me because the house needed serious repairs so i got frustrated  talking with him and told him to just leave i cannot repair the home while he is living there so i waited 1 week and the man still never left so i served an eviction notice and had to wait another  30days in order to file it to the court..well im going to court next week and was seeking advice do i demand a jury trial for the extra cost?

There seems to be a lot of costs involved with setting up multiple entities and hiring an attorney to set them all up correctly and a CPA to assist with my books and write offs.

I just signed up here in BP and wrote that post late into the night when entering my properties and didn't quite grok it was going to create this post otherwise would've invested more in the writing. 

You will be claiming depreciation as a write off (about 3% of your basis in the house per year) while it is rented, and will have to claim that deducted depreciation back as income when you sell though.

If you took $150k out, you'd have most of your money back (for more investing) and the rent would more than cover it....and you get the write off too.