I'm looking into REIPro as well, but from what I can tell it's all about pulling lists, sending postcards, sending offers, tracking campaigns, collecting information from sellers about properties ect but I don't see anywhere that landing pages or a website is included in the package.So what is everyone using for that portion of the marketing... 

I've had my share of low income experiences to never ever rent in an area where I have to collect my rent with a baseball bat unless a unique section 8 opportunity. 

I frustratingly see so many deal offers, particularly in Multi-Family space, where GP/sponsor is putting nothing or next to nothing into the equity portion and is collecting 2-3% acquisition fee/ 0.5-1% loan origination fee/ 1.5% yearly asset management fee/ 1-2% disposition fee and then 50/50 splits to 60/40 splits over fairly modest hurdle rates of like 14-15%, and it seems this latter structure incentivizes GP to take more risks particularly with debt options.

I let people know upfront what is the required minimum monthly income, what is the total required move-in money (I pro-rate the second month), length of time on job,  no accounts n collections   etc.   

They don't want to pay for insurance when they're only bringing some clothes and toiletries.

For example, since HUD only considers the highest net, by forfeiting my 3% , my bid of $97001 beat another bid of $100000 with an agent collecting 3%(Simplified)

Clothes are to cover the body.

Should I hire a collection agency?

I collect rent and find the tenants.

It is unlikely that they will get rid of the dog if they stay, And you may be looking at boot out situation with legal fees and added time collecting no rent compared to just letting them out of the lease.