I suppose I could lie to myself and not factor in reserves, but that will only hurt me down the road.  

A previous landlord really has no reason to lie, and you may get a more accurate picture of what kind of tenant the applicant would be for you. 

There in lies the answer to your question.To help you focus more, are you investing primarily for cash flow or appreciation.  

Right now you stand to lose $500 because a broker lied to you.

I have seen people just lie and tell an elderly person there house is only worth x when in reality we all know it's worth much more than that but they need to make a deal.....Perhaps I am losing out on deals but I only have whole saled properties that were bank owned and purchased by me already. 

Some are really bad I wont lie but there is also a good portion of them, (especially ones who are qualified with a CCIM) who know what they are talking about. 

The pay or quit notice will assist the tenant in getting her handlers moving.If your tenant is lying, which is always a possibility, regarding the employment being temporary moving quickly will save you time and money in the event you end up having to evict as well.Issue the notice.In regards to accepting partial payment...read your state specific landlord tennat regulations. 

Maybe I'm just a giant chicken.

However, in order to talk to someone civilly, you have to be talking to someone that is civil - so therein lies part of that quandary.Regardless, I and the other owners that are closeby are tired of how things are going.

You're in essence asking folks for permission to lie.