You are right no one trusts a landlord, Landlords are not a trustworthy segment of business society, akin to the loan shark business. 

http://sharktankblog.com/the-sharks/kevin-oleary/

Tenants and prospective tenants are really like sharks that smell one drop of blood in the water.

Build a Venture Capital fund for entrepreneurs from the inner city and distribute the money on a TV show like Shark Tank.

Nothing to absorb or soak up the loss from other successful deals and trying to steer your ship around all the mines and now knowing you are the motivated seller as the blood drips into the water and the sharks have gathered for the feeding frenzy.

I also make sure that the email again states what our rental requirements are and that if the potential tenant wants to schedule a showing, to request a times slot during the hours I specify in the email.

This is an app that allows prospects to schedule a time slot for viewing the property based on my team's availability that was preset.  

Basic tool box/tool bag containing: cat-paw pry bar (I like the shark), hammer, tape, philips & flat head in 3 sizes each, couple of adjustable wrenches, wire cutters, channel locks, needle nose pliers, nail set, two pipe wrenches, multimeter (get a good one like a fluke and learn how to use it), electrical tape, teflon tape, sharpie, carpenter pencil, utility knife & spare blades, small handsaw, carpenter's square, small level, lightweight spackle, scraper, paint can opener (try to store leftover paint in a non-freezing space at the house where it is used), allen wrench & torque wrench multi-tool, pocket knife, and probably a couple things I can't think of off the top of my head.7.

Also, I don't know enough about real estate investment to invest that money wisely or with confidence yet, and would need to stick the proceeds into an index fund until I felt educated enough to wade into the shark infested waters.

Now if I had another tenant ready to go and slot straight in, then sure, I would consider refunding him some rent.