Congratulations on your success!

A little back story, my boss started a very successful non financial related company in China 16 years ago.

Hi would you rent to a graduate student newly arrived from west europe with no credit history, income or domestic guarantor?

I'm going to hire a VA to mainly be doing cold calling and taking calls, what programs/apps did you purchase to assist you in being successful ?

I have gained some success in my marketing campaigns for off market properties through driving for dollars, mailers, and cold calling. 

You and this tenant have definitely started off wrong and functioned poorly for 3 years.Get your own tenant and reclaim your profits.Then see if there is a Landlord Association in your area that you can join and start attending local meetings to get local support and information.We want to see you successful!

If your goal is short term success, give cash bonus(es)If your goal is long term success with a steady staff, give equity/profit sharing incentives. 

well it could be as simple as your VA calling the company handling the sale ( law office or whatever ) and asking.. in high dollar value states one clue is a 30k opening bid.. hire a VA ( local one) to up date your spread sheet by going to the courthouse and pulling the info once a week on all foreclosures your interested in .. remember this is public information.. you just need someone to teach you how to do it.way back when I started in this business in the mid 70s my Dads Lawyer told me.. you want to be successful IN RE  go learn the courthouse.. so I spent hours learning how to pull out those big dusty ole books and read title history...

I think that depending on your brokerage's location that can be something to try.Trying to convert FSBOs to listings is another tried and true method of getting clients/listings, it's not easy but you can have some success with enough effort.

If you have the mindset that you are there to serve your tenant (customer), then you will be much more successful in my opinion (of course in business, sometimes you need to fire bad customers!)