I do have a minimum set of criteria that everyone must meet - and even have it in writing which I hand to prospective tenants before completing the application.That way there is no question everyone is judged the same.In the past I have had to worry more about evictions, judgements, felons etc. but now it seems I am dealing more with no credit/rental references which is new territory.

She is also the only one who has ever been late and had excuses.Thinking back where I really went wrong was going against my better judgement when her income wasnt quite the 3x rule.

We declined.I had a couple that made over 6K a month, but unverified income. both had two jobs and we approved them. but then we found out he had a 3rd offense domestic dispute or whatever it's called. when we inquired about it, he said "i will not provide any more info, backing out".2 weeks ago we received an application from an applicant that makes $2600 (rent is 995) and has $11k in judgements against her. naturally, we declined.Craigslist has produced very, very, very little response. maybe 1 call per week.Trulia has produced a few people inquiring, but feel liks it's a gimmick since they just click on "contact me" and it fires an email to us.

That may make the $725/month on the lease irrelevant and any judgements/damages could be based on the $625.

I have 20 units in Alpharetta.The court jurisdiction is Fulton county.Sounds like you have a PROFESSIONAL TENANT.Don't hold out hope the tenant will pay up.Jenny with any tenant I ALWAYS tell them upfront no sex offenders,felonies,judgements from evictions,pit bulls,etc.

At least you'll be guaranteed to get some or most of your money in the event he doesn't pay the remainder owed (late fee) after the judgement is issued.

I was always taught to never let your emotions cloud your judgement on a deal either, know when to walk away. 

Use your judgement on subfloor, if it is severe enough that it has soaked through it, needs  to be removed in order to get rid of the smell. 

Some will argue that a great long-term tenant is worth a loss of some potential income, so that is up to your best judgement.

I'm not all in (financially) and will hold judgement throughout the year and see what happens.