Generally speaking, with SFR or small multis, I just rely on the lease/rent roll (and some form of proof of payment; i.e. bank statements, deposit receipts, tax returns, etc.). 

So, all parties over 18 need to sign the lease.If they are going to sign the lease, why wouldn't you screen them?

My realtor at ReMax said they still charge non-refundable pet fees which is states on their leases. 

If you tie the bonus to a new lease, a bad employee will lower standards to find tenants quickly.

Here's a list of things to track:- Formal lease application- Formal signed and executed lease specific to your state- Payment history (I recommend using online rent collection like Apartments.com, RentRedi, etc)- Maintenance requests and receipts- Accounting for all rental-related expenses (repairs, utilities, etc) The more you treat it like a business, the more helpful you are to your CPA come tax time. 

I have been told to stay away from lease options in Texas.

The City/County/State rent caps only apply to leases that are being renewed. 

It can get pretty expensive what would anyone suggest or should I write the lease so that the next tenant depending on time of year should I do not include a specific utility and adjust my rent because of it ? 

(I lived in Houston for 29 years--last place was the Rice Lofts downtown.  

And what I mean is the business is not profitable until you add at lease 100 doors.