I just had a property turn over and followed this procedure for the showings:I advertise the property and handle all calls, emails, texts on it and set up viewing appointments (I group them all within 30-45 minutes on one day)The current tenants show the property to prospective rentersWhen someone applies, they email or fax in the application and pay the application fee via PayPal (although I am now trying out Cozy for applications) and I process the applicationIf the application passes, I prepare and email over the lease for signatureWhen the lease is signed and sent back to me, I send over a payment request for the first month's rent (via Dwolla or Cozy)At the check-in, I drive to the property to check them in myself and collect the security deposit in secured funds (or use Cozy to collect it beforehand)I have been doing the above for a long time and it has worked pretty well.

I personally figured I would get licensed and work within the confines of a license.

But I decided to implement Cozy as part of my protocol. 

I'm not sure what the confines are of not having a PM license and managing other's properties, but I know it's frowned upon to manage a number of properties without licensure since you're handling trust funds and dealing with very legal matters on a daily basis.

Was actually looking at cozy.

Unless you are cozy enough to be getting the pocket deals from the Realtors.  

I use Cozy to accept applications and credit/background.  

I use Cozy for credit/background checks.  

So my question is, does anyone use cozy and is it legitimate? 

I have used Cozy for screening.