Of course, if you buy in a low income area, then move in with fancy cars, you will stick out.  

A very small percentage of these folks actually reestablish contact and proceed with the application.Pros: (1) ABC "Always Be Closing" - ask for the "sale" at the closing on someone who seems solid; "A" tenants don't have a chance to get placed by someone else in the meantime or flake out when it comes to meet for the receipt of the deposit to hold(2) Streamlines the process IF the applicants check out (see below)Cons: (1) sketchy people have dressed nice and behaved long enough for me to accept their deposit (and then I am aghast when I start doing my screening) which finds me awkwardly returning the deposit on someone who was quite as good in reality as they claimed on paper(2) no time to do proper due diligence before accepting moneyI know some landlords take several apps (either all at one showing or in series over several showings within a day or two, then contact their "best choice" to offer the unit to them.My concern is there is a delicate dance that needs to be executed with great applicants, as they are looking for a place for the next month and can't sit idly waiting for a landlord to call them after reviewing their application.  

This week I finally found one that I like for the following reasons:- She is polite, respectful, and reasonable- She is a 5th grade teacher with a steady income over 4x the rent- She has a clean criminal record- She has good credit history and has unintentionally signaled twice that her credit is important to her- Her car and dress seem clean and maintained enough- In some online research I found out she was on the dean's list in college - She is offering to pay another half-month's security deposit to give her an advantage over other applicantsThe biggest concern though is that she has a 75-pound dug that is a mix of Chow, American Terrier, Boxer, and Lab. 

Doesn't have to be fancy.  

My suggestion is that you go to management companies that specialize in your area and act like you are a renter (dressing appropriately)...

We marketed to grad students who didn't want roommates, and single working people who preferred to save money than pay for a fancy apartment.We had ancient small oven/stoves - but they were all detailed before each tenant, so were super clean.  

It's not trendy, it's not fancy, but repainting after every tenant because the matte walls are scuffed has become one of our biggest expenses so we're trying to get some more durable paint on the walls.

That's a standard clause in a lease.No need for a fancy lease, in my opinion.  

If you think they'd actually use the fan properly if it was quiet, I'd get a better fan.Some people do love to steam up the bathroom, and in that case a fancy switch might be more effective.

It's not a fancy place, by any means, but you should've seen it before!