Dilemma Choosing Tenants For My First Rental Property

[Wesley Kuo]

Greetings BP family,

I have a duplex in Whittier, California. Both units are identical: they are each 3b1b, 1,035 sqft, and single car garage with street parking.

Currently I have 3 groups of tenants who I'd like to rent to but cannot decide who are the best 2 out of 3:

1. 

A single family with 4 young kids. First impression is pretty good based on both appearance and attitude. They need to move because their current landlord is selling the property. I had a brief phone call with their landlord and he told me the family is a good tenant and they are never late on rent. Everything looks promising until I pulled the parents' credit reports. Their scores are just high 400s, and the reports indicate there are "serious delinquencies." They are aware of their scores, and they told me that they are in the process of repairing them. My agent who pulled reports told me that the husband was a victim of ID theft before. I am not sure if I should trust my gut feeling in the first place or let the credit reports overshadow the other merits from them.

2.

A single mom with 4  young kids and a section 8 voucher; they need to move also because their current landlord is selling the property. I have 0 experience on section 8 tenants but based on my research the pros & cons are 50/50. The mom's credit score is almost 700, and she talks very sincerely and looks eager to move in.

3.

A group of 4 college senior female students and a co-signer who is the father of one tenant. The numbers are pretty strong from co-signer's credit report. My only concern is that they are probably not as long-term as a single family since each tenant is not related and they are college students in 20s. The possibilities are endless for them once they graduate.

What will be your pick? Which group will you leave behind and move forward with the other 2?

Or should I host another viewing to find more qualified tenants?

Thank you very much for helping!