Invest in a receipt book or create a receipt that you can send electronically.In addition, check the landlord-tenant laws for your jurisdiction.

@Michael Williams there are template letters on offers 2 owners that will help guide  you. 

If you read any of my other posts you will see not only am I educated but also want and desire to do everything by the book. 

I am really struggling with keeping books... or really setting them up as a DIY rehab and hold investor.

Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/Wishing you the best!

I have 10,000 saved from off the book jobs doin security.

Only have 10,000 I want to use hard money to fix and flip but don’t have 2 years Work history cause I work off books ❗️

Maybe a small beauty parlor, nail salon, art studio, music lessons, or specialty sales books, clothing but it is anout what the area would support, what's missing.

Kubota BX 24 with backhoe Dump trailer Check book 

My first moves would be listen to all the Podcast, understand the Real Estate terminology, read books, develop a good mindset, follow blogs and when you get here, attend as much Real Estate meet ups as you can to find a suitable mentor.