Even if I have late fees in my leases, I rarely apply them.

If one did work out, I'm concerned about doing my strategy (MTR) -- or any rental strategy post-rehab -- in the winter.I've spoken to some prop mgrs who are having a hard time (25+ days) to get renters in places.This is familiar to me as I have a SFH rental and rented it out two years ago from May-July (a 14 month lease). 

Cleaner, easier, exit if needs must. 

We write our leases to expire late spring or early summer.We had an Escondido tenant break lease moving out Dec 31 (terrible time).  

- Are there any additional costs for leasing, maintenance, or other services?

As long as you market it as a single lease, you will be fine.

How can I be sure she will stick with a lease she signed.  

First, you should know that 75% of the rent on the lease counts towards your income. 

I was told from a rep that if I could get someone to sign a lease agreement for about $3,200 - $3,600 per unit, I would qualify.

Like writing myself a $0 lease?