So you might give it a try.If you don't want to do that, you might want to try one of the collection services who will collect rent for you online. 

But I don't have magic fairy dust to sprinkle over a problem on a Sunday or at 10PM at night. 

Not everyone can sleep at night owing a lot of money but it sounds like now you would consider borrowing some.

Other than school at night, I have a ton of free time during the days and want to design a permanent income stream and build a real estate portfolio.

It is a huge expense, but helps me sleep at night, along with General Liability.

You can also check their reviews online at Google, Facebook, or Yelp.

This is what my direct mail campaigning schedule looks like:Week 1: Send out your mail to your listWeek 1: (Optional) Start targeting your prospects with online adsWeek 2: Call up all your prospects to follow up the mailWeek 3: Send text messages to all the prospectsWeek 4: Leave voicemails (whenever possible)Week 5: Send out the second batch of direct mailHope this helps.

I am currently researching for a free online real estate partnership contract template.

I’m new to bigger pockets and have been listening to the podcast 5 nights a week, 8hrs for almost a month now.

Everything I read online speaks of requiring the certification/exemption at lease turnover.