Bookkeeper vs Cozy or Both?

[Luke Carl]

SO I've got 26 doors 20 of which are LTR. 6 are STR. I self manage all of them with a day job and a family AND they're all in different markets. Yes, I'm superman.

Last night I realized that one of my units ($650) hadn't paid and they were 25 days late! I texted "We moved out on the first" they did not contact me so I'm changing the locks and keeping their deposit. 

I've quickly realized I need a better system. I've been reading threads on Cozy. My concern is the 2.75% many of my tenants are low income. Some of them so low they don't even have internet. I also have some inherited tenants the DO NOT like me (in my defense I'm sure they didn't like the previous landlord either) and when their leases are up they will not be asked to renew but until then I'm stuck with them. 

Please Note: I've just hired a "full time" book keeper. My last book keeper was not cutting it. I do NOT like spreadsheets. This new bookkeeper seems to be the cream of the crop and I'm paying $500 per month plus 2k set up fee (After having paid my last bookkeeper 4k to clean up my books) (my point is... am I spending enough that they should have a fix for me or can I not rely on that?) 

Please Note: Some of my tenants do not have bank accounts 

Do I....

1. Send out letters telling everyone they have to use cozy and pay 2.75% extra and risk being lynched. 
2. Count on my new book keeper to have some super sexy plan for me 
3 .Need Cozy to get everything organized for my book keeper. 

Thoughts from self managers with 20+ doors (especially if you're using a bookkeeper) would be awesome thank you!!!! 

[Scott Mac]

Originally posted by @Luke Carl:

... I've got 26 doors ...

.. I also have some inherited tenants the DO NOT like me (in my defense I'm sure they didn't like the previous landlord either) and when their leases are up they will not be asked to renew but until then I'm stuck with them. ...

Hi Lucas,

You have 26 doors and only rent to people who like you--YOU HAVE A LOT OF FRIENDS!!!

Good Luck!