If we then get in to a late fee situation, I think they should split them with the owner as I recognize they have increased work to collect the rents, but I'm also out funds while waiting on the rent to show up. 

I say 'situation' because it's not exactly a strategy. 

What would you do with the 90K and my life situation?

Your in a good situation (in my eyes at least)! 

That said it’s a case by case situation so it’s not a guarantee.

Hi, I need to get a high-level understanding of how investing in RE is going to affect my tax situation. 

I do have a few questions for you regarding your situation.1.

Another had an eviction over ten years ago and as a result now prioritizes rent, and another had an eviction due to a temporary situation and an unreasonable landlord (I know him; he actually gave her a good reference).I have properties in C-/D+ neighborhoods; Policies that allow me to work with tenants when they can't pay all the rent and still limit my losses keep my places full but I would rather wait for someone with a good solid work history and adequate income.

One of the recent bigger pockets podcasts covered this exact situation- it was 275: Early Retirement at age 35 with Bryce Stewart.

My situation is I am able to take a loan out of my government retirement account at a very low interest rate which goes back into my account with no penalty.