the 6% cartel is long overdue for technological upheaval.its' like car dealers, an outdated system that everyone hates that will soon be replaced by technology but the timeline has dragged on because the industry is so fragmented (and archaic dealer franchise laws).Zillow does 99% of the work for real estate agents now and yet commission haven't come down to adjust.

It seems that electronic rent payment (and automatic late fees) encourages timely rent payment. 

It is about risk adjusted profit. 

Now this can be adjusted a bit in that I can lessen the daylight but there is still quite a bit.

You enter everything related to your property and your RE business on the partnership tax return, then the software will create K-1s for you automatically, and then you enter the numbers from these K-1s on your personal tax return.

Those that base their investment on maximising income and will automatically increase rents annually, knowing that expenses rise constantly, and are pro active in management.

This seems the most seamless Option #3: I haven't found one but is there a hosting tool that collects payments and allows you to choose how to split it up and automatically payout property owners? 

As the person providing that 2nd lien against the property, if that property loses value for ANY reason (and not all of them you control) that means my loan is automatically underwater being in the 2nd lien behind your financing to acquire the property.

Some HOA's insurance automatically covers all but a specified deductible amount.

If it's 20% then I may need to adjust my goals accordingly.