The first applicant made $4000/month.

I know property managers in every state who use non-refundable application fees and it is the standard for every class of property and applicant.

You looked past a red flag right at the outset:"When application was made tenant was I am not going to to have my puppy with me so do not need pet fee or application"Total red flag.

This criteria happens to pretty much exclude all S8 applicants. 

Here’s an example of what I've used if they don't qualify based on what's on application. 

We add up the scores and get a total score that reflects the level of risk the applicant presents.

These requirements are solid, keep them: Application: Everyone aged 18 or older must complete an application.

I encourage you to consult with a qualified attorney to ensure this agreement complies with applicable laws in your area.

A) Landlord denies application from tenant with ESA.

For example, I mention that every adult must pay a $30 application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets.