Try to instigate a CAM policy.

If you have the time to be able to do so, please look over the scorecard below and let me know what you think.Minimum Qualifications qApplicant MUST be 18yrs or olderqApplicant Must Have A Minimum Credit Score of 580 From All Three Credit Reporting AgenciesqApplicant Must Have Verifiable Income and Make At Least 3x Rent Monthly (Joint Income if Married) (Proof of Income Required)qApplicant Must Have Good Reference from Current/Past Landlord(s) (or Supervisor if previously Owned Home)qApplicant Must Have NO Current/Past Evictions, Judgements, Collections, Or Liens from Current/Former Landlords. qApplicant Must have valid, non-expired state-issued photo IDqApplicant Must have A Social Security NumberqApplicant Must Possess an Open Checking AccountqApplicant Must Not Have Been Convicted of Felony/Violent Crime/Drug Related Crime Within the Past 7yrsqApplicant Must NEVER Have Been Convicted of A Sex Crime or Be On Sex Offenders RegistryqTotal Occupancy Must Not Be in Excess of 2 Persons Per BedroomDisqualifiers: qRuns a Business From Home (Online Sales of Art/Crafts exempt)qNo Employment or Employed Less Than 2 monthsqSection 8qIncomplete ApplicationqIllicit Drug UserqHas More Than Two petsqHas Exotic and/or venomous petsPositive Qualifiers q(+5) Has Credit Score between 580 and 619q(+10) Has Credit score 620+ q(+10) Has Rental History of 1 year and Landlord Had/Has No Issues/Complaints q(+15) Has Rental History of 2-4yrs and Landlord Had/Has No Issues/Complaintsq(+20) Has Rental History of 5yrs+ and Landlord Had/Has No Issues/Complaintsq (+10) No Late Payments Over Rental Historyq(+10) No Broken Leases Unless Health/Safety Issues [Exercising Military Clause Okay] q(+5) Same Employer 1yrq(+10) Same Employer 2-4yrsq(+15) Same Employer 5-9yrsq(+20) Same Employer 10yrs+q(+10) Current Manager/Supervisor States Only Good Things About Applicant q (+5) Has Checking and Savings Accountq(+10) Will Pay Online q(+5) Will Pay Via Money Orderq(+10) Has Renters Insuranceq(+10) Has Total Move-In Funds Available Todayq(+10) Positive Valid Referencesq(+10) Vehicle Interior and Exterior CleanNegative Qualifiers q(-5) Is a smoker q(-10) Currently Owes Back-Due Child Support q(-10) Currently Has Delinquent/Negative Accountsq(-20) Has Filed For Bankruptcy Within Past 2yrs q(-20) Current Employer Raises ANY Concerns q(-20) Asked for Upgrades/Changes/Modifications Prior to Acceptance q(-20) Has Lied to Prior Landlords/Property Managersq(-20) No Prior Rental History

Text, email, security cam, or meetbefore check-in?

If you are using county records, what terms are you searching for, arrest records, evictions, sex offenders etc...?

They substantially damaged many items (destroyed outdoor sectional, left $700 vacuum OUTSIDE in the rain, destroyed marble countertops, scratched wood floors, and various other items including leaving various personal items randomly throughout the home (including sex toys) that I had to dispose of.Fully documented items using an Excel spreadsheet.  

@Lisa StewartHey Lisa, I have to ask you another question Say I have 5-6 good solid APPLICANTS, all paid the fee and my third party did their due diligence ( however they do that ) and tells me, “ Cam Here are the 5 applicants you should choose from now “ - 5 solid applicants applied, only 1 gets the home, so it’s not necessarily a “ bad credit “ or “ felony “ or any specific reason that someone wouldn’t be awarded the home.

I've seen listing with pictures taken from a potato cam.

@Cam JimmyThis is basically how it is done.

You state he's been a model tenant for three years but perhaps the mix of housemates age and sex is the real problem, this is why I mentioned how you structured the leases and if you are matching up the tenants. 

Came up with a Estimated Net income and divided it by a very high (once again conservative) cap rate and cam up with the ARV.