Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

We have only had one tenant that we did not collect every dollar owed and they moved OOS.  

If the taxes were increased and the escrows that were collected up to that point were insufficient to cover the new tax bill, then your future mortgage payment will increase by an amount that will cover the new tax bill AND make up for the shortage from the previous payment.

Am I the only one having the problem of rental collection.

I can see exactly how much rent I'm collecting, what my costs are, and even how much profit I'm making on each property.

The MEDIAN rents (50% higher, 50% lower) for the entire country are surveyed, collected and posted by HUD on their website www.HUDuser.org by either county or zip code in all 50 states. 

There is no way that resident can afford a 500 jump, and I ended up losing thousands of dollars.Real estate is a business, collecting a future stream of revenue, and you need to be in control of the revenue and expensesGino

Ideally by the end of next year we would like to have the adu collecting rent, and the addition completed or nearing completion.

As of now, we pay our kids to collect the rent each month.

One of their tenants was one of their maintenance guys but was not their manager (making sure rent was collected), I think he paid either half of what rent should've been for his unit while the unit next to him was a 1bd unit as well renting for $650/700 at the time and that was about market rent still.