after further e-diggin, i found the following article explains that the reason is rents are up 7% but incomes haven't kept it up.so my plan of action is to expect tenants' household salary to rise to the occasion to keep up with affordability of today's increased rent and indeed, increased spending. to thus have a monthly salary requirement rounded up from 3x to 4x to cover both today's increased rent rates as well as overall increased spending (explained in opening post).that wraps up my hypothesis/question and proposed theorem/solution (although i'd point out heck certainly not every bP thread needs to be a question; afterall this is the 'Landlord Forums & Rental Property Questions' area not the 'Landlord & Rental Property Questions Forum').

On three different occasions someone came to clear the lines.

I don't want to get shot... walking into a home that is occupied without announcing your self is very dangerous for the Agent.Not sure how the other agents who answered on this thread do it.. but thats what I do on the rare occasions I am actually walking into someones home.

I've seen occasions where the lease had to be bought out when the property transfers which ended up killing some deals.

Only time will tell.In about 40-year (just like @Amit M. have mentioned) SF always won, and it has been run the same  (on occasion even worse than now) bureaucrats for the last 40+ years.

On rare occasions, I get questioned whether I would put carpet in the bedrooms. 

I had one occasion where one of my rental ads was being constantly flagged.

On occasion, they have required coverage of 200 to 300% of market price. 

If it comes down to it she can always pay an escrow company to distribute the funds each month - so you know the money is coming, but you're not the one holding the cash until the service (tenancy) is rendered.If she's in the middle of a divorce she may be able to have her legal counsel distribute funds.I see these threads on occasion and this is the best advice I've ever seen to solve the issue.

I have uncovered fraud in doing this work and have cooperated with authorities on more than one occasion.