B- my tenant profile is all high end, so no biggie managing half a dozen well educated and well paid yuppies (I select a designated yuppie per household, so only deal with 1 person per unit.)

Ie zip codes, household income, age. 

A tried and true measure that has been around for a long time and is still relied upon today is the ratio between median household income and median home prices in any given market.  

Account Closed Beginning in 2013, a new 20% rate on net capital gain applies to the extent that a taxpayer’s taxable income exceeds the thresholds set for the new 39.6% ordinary tax rate ($400,000 for single; $450,000 for married filing jointly or qualifying widow(er); $425,000 for head of household, and $225,000 for married filing separately).

Employers in Tampa Bay have been adding more than 6,000 jobs per quarter since hiring resumed four years ago, and an average 1,900 new households were also formed quarterly over that stretch.

This company has been around for over 60 years and is a house hold name in this town.

However, I balked when I noticed that the "Neighborhood Grades" are at least partly based upon household income (e.g., "wealthiest people" and "middle class") and crime (e.g., "high" and "warzone"). 

So that $5k might really be $6-7k monthly, depending on the person & household. 

Require all tenants age 18 or older to sign the lease/rental agreement as jointly and severally liable.If, as a household, they meet your minimum criteria to rent, do so.

I asked the person if anyone in her household smokes, and she says no, and then I see on her FB page a video where her husband smokes and she comments that they are smoking before going into a hotel - why should I not believe it?