Help, can't get it rented, what am I doing wrong?

[Cali Skier]

All, We have honed the art of scaring off potentially good tenants...Help!   We have a very nice property, has been listed for 7 weeks, we have shown it ~25 times, we believe it is priced right. (we think it is, and others tell us it is.)  We have had a handful of tenants come through, act very interested, tell us they are coming back with spouse or whatever...

I go through this same process every time... and every time after the email goes out (step 3)... communication stops.  Note:  These are people that are texting or calling back after they have seen it, there is real interest, after step 3 it goes away.

Step 1:  Tenant Calls we set up showing

Step 2:  They see it, like it, want to start paper work

Step 3:  I send something like the following in an email

--- Begin Email---

Nice to meet you today, the following is a summary of what we discussed:

Rent: $1295

Deposit $975

Pet: $100 non refundable, $400 Deposit

The following is what I need to process your application:

Copy of each lessee's photo id

Copy of each lessee's most recent pay check stub

$35 application fee from each ($50 for married couple)

$975 holding fee - This holds the property and will become your deposit once you lease the property. This will need to be in the form of a money order or cashiers check so you will want to go to the bank tomorrow

The included files are:

004 and 005 I gave you in person, that's the criteria and application

007 Lease

009 Pet Addendum

010 Tenancy Guidelines

---End Email ---

I have my suspicion of what the problem is, but I don't want to taint your answers.

Thanks for any help, enjoy your day.