Questions on choosing tenants

[Miko Lee]

Hi all,

New landlord here. I tried educating myself with a bunch of online resources and books before closing on a property, and yet, I still stumble when I am actually facing these situations. I received two applications for the unit the I am showing. The first applicants initially put one pet and one service animal in their application. Now, they just informed me that they are in the process of converting another pet to service animal. They are also asking us if we can beautify the yard by putting in real grass or artificial grass. We haven't even approved their application yet!? Otherwise, they clear the income, background, and credit check.

Now, I received another application out of no where today. They are much more qualified in terms of income and credit. They applied as father/daughter. It doesn't seem like the father will stay at the property, and he is only applying along with his daughter so that their monthly household income will be at least 3x the monthly rental rate. The income from daughter alone does not meet the income qualification. I thought in the lease, there should be a clause saying that all applicants should stay on the property? I am using Cozy. So, I couldn't really tell if the father is submitting as a co-signer or as a main resident. I will call to verify.

What do I do?? Initially i thought i will only be dealing with one application. I understand that we need to send out adverse action notice if we were to deny any applicant. Do you guys utilize the first come first serve basis if both applicants meet all qualifications standards? Or do you guys go with whoever that has the highest income, better credit score, etc.? 

Thanks!