When the tide does shift, you'll be cruising on Easy Street while the others are still getting in the water, adjusting their goggles, and warming up their muscles.

I offer an online payment portal to submit rent payments via ACH or CC - they "couldn't figure out how to use it" so I set us up to accept Zelle payments.

(G) Acceptable forms of payment of Rent (including Additional Rent) are ___ personal check, ___ cashier’s check, ___ bank check, ___ money order, and ___ the following online/ACH payment methods ____________________.

I have a PO Box that i used for that purpose and any other business mail but since converting to ACH i am not sure when its the last time I went by the post office.  

Charge Rent - $1,699.00 ($612.40) 4/28/2020 Unpaid Invoice Fee RODGERS-- JWB Property Management Journal Entry Unpaid Invoice Fee - Unpaid Invoice Fee ($22.29) ($2,311.40) 4/26/2020 ACH ORAM-2910BROUGHAM- JEA Bill Utilities-02/19/20 - 03/11/20 ($31.49) ($2,289.11) 4/25/2020 Check 4.25.20ALL ORAM-2910BROUGHAM- JWB Property Mgmt Bill Management Fees- ($115.10) ($2,257.62) 4/21/2020 ACH ORAM-2910BROUGHAM- BVD Septic LLC.

One of them dinged our credit and sent a late notice before I even had time to set up ACH payments with them.

Ours tenants mostly pay online, 93%, by ACH, debit, and credit card.

The ACH collection feature has been a game-changer.

You can surely buy cheaper properties and obtain the same debt pay-down, but now you've got 5x the head-ache, so right asset class is more about efficiency when it comes to debt pay-down.Tax shielding is similar concept in that more expensive properties directionally give you more building basis to depreciate, which means less net income to tax.

This is the time I use muscle over legal.