Although I would love to have a loyal tenant I'd have to immediately raise the rent by a significant amount.

I'm not sure why this information was provided or in the criteria, because I spoke with 2 different customer support reps and said I should have the correct information while creating my lists.So I decided to buckle down and create my own lists.  

My piece of advise would be to check with the water supplier and see if there are any rate hikes planned for their large customers.

I use http://www.resimpli.com/They seem to be priced significantly lower and have great customer service.  

You have to become very good at marketing and client (not customer) service. 

You can't imagine how many customers get upset over this. 

You were given a credit, so you have their money.I would not try to collect anything for late return of keys, assuming you had access to the property and they were really out.I highly recommend you find a landlord/tenant attorney and have (pay for) a conversation about landlord tenant laws and customs in your area.  

My son is our real estate agent and it's his first deal ( we're his first customer!).  

As a new real estate investor, you should start in your own back yard where you have the advantage of first hand knowledge of the market, the customs, expectations, laws, and a network of friends and acquaintances who can help with advice.  

Customizing your message is going to work fine for you.This brings up an idea, perhaps BP can "certify" a Pro Account user who has been on the site for at least 12 months and has a clean record.