Thanks to the strict rules and procedures here on BP, we get to enjoy true learning information rather than sift through countless spam posts.

If you have the same procedures and standards in place for everyone, it's hard for a court of law to prove you discriminated against a potential tenant. 

Call the non-emergency number for the local police station and ask them who to contact to get information. 

Tips to Prevent Future Issues: Guest Policy: Include a clear guest policy in your lease agreements, specifying how long guests can stay, whether they can have keys, and the procedure for adding an authorized occupant.

With that said, HUD is a government institution, and like most govt institutions their procedures are very strict & penalties are extremely stiff.

I need a manager to show apt, turn over apt between tenants, set up painters, and any other emergencies that may crop up.

Let them know who you are, how they can pay rent, and how they can communicate with you (emergency and non-emergency).

In the event of an emergency, I can borrow from the HELOC, a loan on MY investment property, up to $50k.

I would consider investing with you, but I'm not ready to commit my "emergency" funds for four years.I am actually 4K to 5K short a month for retirement.

Some ideas: posting on forums; reach out to your network; college campuses; business relocation sites; and yes, social media :) Use a good screening procedure to weed out unqualified applicants.