For small projects and so for the vast majority of sophisticated investors, the DLT is years away.

Cherry South Bend INCurrent Property Status: This asset is sub-performing, which means the borrower is due for July, and foreclosure is to be referred next month if the account is not brought current.Syndication: Scottsdale REI - III - XXVIProperty Address: 172 Carlson St, Westbrook MECurrent Property Status: The borrower is currently in foreclosure, and the Fair Debt Collection Practices Act (FDCPA) letters have recently been sent to the borrower.Syndication: Scottsdale REI - III - XXVIProperty Address: 13959 465th Ave, Wilmot SDCurrent Property Status: Scottsdale was required to issue Service by Publication.

@Kevin Lorick are you getting a monthly Owner Statement showing how much they collected and what was deducted?

I pay 4000 a year in taxes for a brand new single family home I can only collect 1100 a month on....4 months of rent to just cover property taxes,  insurance is another 4000k.... that's 8 months gone.  

I am new to RE investing, and hoping to tap the collective power of this awesome group in starting my RE journey.

They collect a month of rent and then walk away, whereas a property manager has to deal with that tenant for the next year.

This of course, would need to be defined in their lease agreements and would also require more work collecting those payments.

Goals - looking to expand/grow and move out to the next hack or hunker down and collect cash flow? 

The second option is that she go to court, where she will lose, you get a judgment for everything owed including cleaning and repairs, and then you send her to collections where it will prevent her from qualifying for another rental, getting a car loan, etc.

In particular:(1) Should I hire a law firm or collection agency to facilitate the transaction?