Now, I've tried electronic rent payment service where they automatically deduct rent from the tenant account on the first.

One of the complaints I have often heard is that most real estate agents are only concerned about retail buying and selling customers who will probably only have three real estate transactions in their lifetime.

I've read that very heated post on Anderson Business Advisers and the use of a company's services, and used LegalZoom before.

My tenant called and asked me to set up a Statewide Vendor # so that DSHS (Department of Social and Health Services) can make payments for rent on the tenant's behalf directly to me. 

IE there is no customer service department.. title plants are not on line and just a click away like they are on the west coast... etc etc.would help if you actually described what it is you want them to do for you that you consider investor friendly.Boy traffic in AM CAN sure has gotten horrendous..

If we go $0 down, do we need an escrow service?

. - will refer to an account as self-directed if you choose your own financial product investments rather than working with a financial advisor.A truly self-directed IRA will be held by a specialty institution such as @Carl Fischer 's CamaPlan, Kingdom Trust, IRA Services Trust, etc. 

Or you can always get into the property tax services. 16% interest and fee's here in Ky.

@Michael Minor Thank you so much for your service to our country.

In your case its late on the 2nd, unless that is a public holiday, then you serve it the next day because that's the day its late.In your case with a persistent late payer, I'd try to do a personal service and if that fails a nail & mail service.