Also she was never convicted of a crime #1 how long ago was it #2 and if you do not care how long it sits vacant then deny the application and hope a better qualified tenant applies soon.

Consult a local attorney for a more thorough analysis of your case for a narrow view of any local exceptions that apply in your particular case.

I am not going to try to restore the hardwood floors so I dont care if they get ruined if I apply a odor removing chemical. 

If the tenant doesn't pay the bill by the time they send me their rent, I will deduct the repair from the rent, when they do send it to me, as I have stated in my Lease Agreement that any money received in my office will be applied to any outstanding bills first.  

@Matthew KreitzerAre you positive that the OPs jurisdiction applies "quantum meruit"?

Are you applying for a conventional or FHA loan?

Wells Fargo, US bank...EDIT: Refrain from applying for a mortgage pre-approval online.

A lender will apply a 10% vacancy to gross rents.

It only applies to 3- and 4-unit properties (not SFRs or duplex) bought using FHA financing.

You must submit a written request stating the waiver you are applying for along with ORIGINAL proof of course completion, a detailed outline listing topics and hours, and a course description.