And if you tried to pull some strong-arm routine on me, I'd be googling my rights and maybe talking to a lawyer.So, now, if you were that guy, what would you want in order to want to put yourself and your kids through all the hassle?  

routinely multiple applications are processed the same day for the same apt and the best credentials (ie, credit score along with documented income) chosen and the other application fees not refunded but rather applicable to any additional applications with the PM within a max time frame ie 6mos or less. sometimes it stuns me how many ppl apply for the same apt and pay the $40 fee.. just because it was a 'bargain' or whatever

@Jay Hinrichs For us these would be handled just like any other hardship payment plan request--  a routine part of doing business.

And your descriptions of how you handle things are helping me firm up my procedures, systems, routines.

This is not true for low credit score applicants, so you need to have a plan in place that provides incentives for you to get paid -- for us, this means having a robust late payment policy that tenants understand and that provides incentives for early communication, routine payments and limits on possible losses.  

Control over my family's financial future.Separately, my identity is tied to learning and improvement and my daily routine reflects it from the minute I wake up.

Seeing how the yards of rentals are routinely destroyed makes me lean towards a condo set up, but I guess that comes back to your point about tenant quality.I am completely with you on finding a “respectable” place, I think that’s part of my issue.

I included in my contract that tenants must be responsible for routine yard work and say how this falls under that category. 

Unless, you have that built in overall in the analysis.Personally, I would not consider switching to city sewer unless the entire septic system needs to be replaced and sewer is close.Septic is fine when system is designed correctly and routine maintenance is conducted.Hope that helps.

Our clients routinely cash flow $500-$1,000 a month net of our management fees on simple single-family residences.