If picking up rent is the only way you get it, then figure out why you rented to deadbeats and don't do it again.2) If you're not ready to invest in PM software, create, download or buy a template spreadsheet to track rental charges and payments - and consistently USE IT.  

I just downloaded the Ultimate beginners guide to RE investing by BP yesterday, which I plan to begin reading tonight.Thanks!

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookCouple good reads 9 Reasons You Couldn't Find A Buyer For Your Wholesale Deal Don't Start Wholesaling Until You Read This: Wholesale Advice from a Fix and Flipper How to Start Wholesaling: Getting Past The Education and Into the FieldUltimate Guide to wholesalinghttps://www.biggerpockets.com/renewsblog/2015/01/31/ultimate-beginners-guide-real-estate-wholesaling-2/Download BP’s newest book here some good due diligence in Chapter 10.

Go to irs.gov and download Publication 527 Residential Rental Property - it's free.

@ Michael download the free Ultimate Beginner Guide to Real Estate Investing I order a book call No and low money down by biggerpockets ^_^     

I downloaded a bird dog contract from the file place here and altered it a bit to what I need.

I downloaded a rental application from the site and plan on using it to answer basic questions so I can narrow down to about 5 serious renters and from there I will pick the best one to have them run their credit through mysmartmove.com.  

This is your first line of protection and first line of defense, as it shows a good faith effort to provide housing that is free of mold and moisture hazards.You can get the booklet from the EPA, free to download or 50 cents to buy.

Download and read the free How-to-Guides, starting with the Ultimate Beginner's Guide to Real Estate Investing.

Here in Texas, standard purchase/sale contracts - along with a plethora of adendumns - are available for download on the Texas Real Estate Commission's website.