(Note: we set up 90% of our residents on online/direct pay.

You can set it up an account with Cozy (a third party who has credit reporting capability) for your tenant to pay her rent through a them. 

This means I have 7 sets of keys for these properties along with my personal keys and vehicle keys.

After many podcasts and books (Rich Dad Poor Dad, Richest Man in Babylon, Set For Life, Book on Managing Rental Properties, Millionaire Real Estate Investor, 4 Hour Work Week and a few more) I went ahead with the heloc and started looking for my first true investment property. 

Hi Paul,If you want a local attorney, Vallone Law Firm is a good one to go with to get you set up.

So I’ve gone around in circles a few times and I’ve decided I will likely set up rent payments through Cozy or the like and provide a link on my website.

I supply a basic starter set of its ( a few rolls or TP, basic soaps etc) and let guests know that only an initial basic supply is provided so they know to pack ahead. 

I would focus on how you help sellers and setting realistic expectations for potential leads

Just set your tenants on 6 month leases and update the rents twice a year if it worries you that much.But if there are more restrictions, like a city-wide proposal that only allows you to increase the rents 3% per year, be on the watch for a MAJOR retaliation from landlords city wide.Here’s the thing about business-minded people… you can’t tax them.

That maybe a viable option for some of the investments as well.Also, I suggest setting up your property criteria and then reaching out to a few local commercial lenders to discuss your options.Lastly, if you're still figuring out whether you want to manage your investment yourself or to become an equity partner in someone else's deal, then potentially consider looking into syndications.