A few years ago there were a lot of get rich quick types, and I still get contacted by people who think they can buy 2 houses and retire on the cashflow. 

Great bunch of experienced and helpful people. 

You need a firm estimate for the remainder of the work as your funds are limited (like most people who don't have an endless amount of money). 

Also, do you have 2 people per room, or just one person? 

I can see how an application fee per person can be a deterrent for applicants in my case whether for more upscale rentals people may see it as more normal.I am starting off as a non-refundable fee and measure the resistance, then adjust if needed.

Quote from @Theodore Sutton: Check out the site meetup.com and also the events page on BP for meetings up in your area to meet people like this and build relationships.

I have been in many properties where private pay people rented and trashed the place. 

In the end, people rely on internet for all sorts of things and you want that to be reliable.

Maybe also consider if they are "good people" that work in the community and just want a safe place to raise their family. 

I manage my own portfolio and have worked as a PM for a very successful individual but have never considered managing other peoples properties.