When the tenant asks why you are staring a 9 month lease on December 1st, just tell them you want the apartment to be on a 12 month cycle starting September 1st.  

If you're willing to pay then I can suggest that maybe you want to listen to Michael Blank and Joe Fairless' podcasts.

I am planning on just using blank post cards and hand writing to make it a little more personal hoping to get a quick response.

So if that section is left blank or whatever, you owe them nothing correct. or Is there a blanket 1 months rent at least that has to cover all rental listings

Fannie Mae knows dang well that any dummy can google search "blank w2 pdf" and fill in the blanks. 2006 was a long time ago.

A couple of my favorites include Michael Blank and the Old Dawgs REI Network (Bill Manassero).  

I'd bring my check book, blank lien waiver, and a big smile to the meeting.  

Specifically 13st but some st are not that bad.

Looking to buy a property with negative cash flow while we are staring at a recession...

Also try out the Old Capital Podcast (they are Dallas based apartment lenders) and Michael Blank has some good content.Finally I don't have any experience with them but I know there are some investor education and networking groups like Lifestyles Unlimited in the Texas area I hear mentioned on podcasts.