You can find 6+, but they'll be located in less desirable areas with higher vacancy rates and management head aches.

The best recent move I made was to set up all new borrowers on ACH; I initiate the ACH batch to collect monthly payments. 

They will be proven successful investors from your area who meet up once a month to go over what works for them, what's aching them, and they're typically very willing to help new investors.

It's just aches my bones

If you did not and it’s unsecured debt you could be out of luck on some or all of the money as depending on his situation unsecured creditors in a bk may receive pennies on the dollar depending on what he can afford and if converted to a ch 7 you would get wiped out.Even in 2nd position he could argue the property is underwater and wipe out your lien.

Because the rapport I built with the seller and the property is pretty much a dump, seller is ok with whatever happens as long as they will be released from the head ache.

.- No good rent payment ACH status across the portfolio Today vs what we had.   

I use the bank POA to create a new auto pay account ACHing from my business account. 

They've had "issues" doing ACH verifications on Hemlane and haven't been following directions.

For $63K it is not even worth the head aches.