Anyway, I'd be curious on the collective groups thoughts here.

Tenants tend to be "judgment proof" making it difficult for Landlords to collect from non-paying tenants. 

You need a license to work between a Borrower and Mortgagee where you are neither party and plan on collecting a fee.

This rental like some others of mine are C class more or less and so I call my tenants when rent is due to set a time for me to go their to collect the rent.

That I now have a choice to keep the property in my inventory and then I read that if you sell it in a foreclosure auction that any cash collected above unpaid balance, fees, etc. 

I force my property manager to collect on the weekend but not holidays like the past Labor Day.

Also because they have run the facility so poorly (not very strict on collecting rent on time, not keeping good books and records, no written leases on a few tenants) and because they have been showing losses on taxes, they know it is hard for someone to get bank financing if the buyer can't service the entire payment from their own personal income. 

IF you decide to close at the end of the month then you will be responsible for collecting the rents for the next month.

First you start with total collected rent.  

However, security deposits here are not allowed to exceed one month's rent, so the amount of damages upon which you can collect is truly limited.