I would check the internet for articles about any lender you are considering.

So, When one person, the GURU, has a lot of people sending him leads, most don't work out of course, but some do and they are blasted all over the internet.

Those are people who have cash/credit and will lend to you if you have a good deal locked up. 

Compared to other services that might offer lower-quality leads or require higher upfront costs/paywalls, Prime Tracers also give you free lead credits on sign up so you can actually see the results before you commit to a purchase.

• Should utilities, internet, or services like snow removal/lawn care be included, or not?

(Available time, money, income, family situation, credit availability, time horizon, real estate market location and phase, medical situation, etc etc.)

What they said.....everyone over the age of 18 has to have a background/credit/ ID verification and sign the lease.

Charges them all for parking passes (on the lots I own), charges for pets, charges to empty the coin op laundry, charges for credit checks etc.  

I can do that for you if you are properly prepared with reserves and credit.

Once you start processing the credit/criminal, the money is spent, and you can't get it back.