Do you have anyone that could co-sign for you? 

Look for distressed properties or FSBO signs.

Apparently 200 some people sent in signed paperworks within minutes.  

These tenants ahve all of the signs of never paying you or paying a little as their balance continues to rise.

My market is similar to what you are describing and I too see signs of a suckers rally and reminds me of 2004-2006.

Here's a list of things to track:- Formal lease application- Formal signed and executed lease specific to your state- Payment history (I recommend using online rent collection like Apartments.com, RentRedi, etc)- Maintenance requests and receipts- Accounting for all rental-related expenses (repairs, utilities, etc) The more you treat it like a business, the more helpful you are to your CPA come tax time. 

A seller can not sign away his rights in a purchase or any other document.

One unit passed immediately, the other unit they asked me to professionally clean the carpets.Slow on the paperwork side, but for both tenants, I can see them staying for many years.Depending on the state, they may have a one time incentive bonus to sign up. 

We were working with this agent early last year and signed an exclusive buyer agency agreement that expired June of last year.

Instead all you get are angry investors who signed up for preferred returns, guaranteed returns, favorable distribution splits etc. who get nothing because there's no gain to be distributed.