Better process: selection, references, lease

[Maria G.]

Hello,

I bought my first investment two years ago, which rented out in one day and I had great tenants. They are now downsizing (just moved out) and I am currently working on reading applications to select the next tenants, so I am trying to learn more and improve my process. Here are some questions I have:

1. Do you ask for 2 pay stubs? Do you also ask for tax returns?
2. Do you use references to pick between candidates, or just once you have picked a candidate?
3. Do you talk to work, landlord, and personal references?
4. What kinds of questions do you ask? I have read the usual recommendations (like the ultimate guide, here), but is there a question that proved really useful and you'd recommend using?
5. What do you do if the candidate owned a house before (so there are no landlord references)?
6. Do you take the move-in deposit the day they sign the lease? Do you wait unit the funds clear to sign the lease?
7. A bit more specific one: Would it be OK to write in the lease agreement that no other people from the initial approved ones can be added in the middle of the lease term?

Thank you!