I formatted based on my need and finally run -by with RE attorney. 

I'm just finding the past landlord was less organized than I'd like to be so I thought even though the current tenants aren't re-applying, filling out an application would be a good form to collect info.

I'm lucky enough to be around it and see the value in buying an investment property or a few and holding onto them for 10 - 30 years, making a cash flow, watching prices go up, and being able to sell or re-finance to send a kid to college, or etc.

But it's nice anyway because it gives them notice that they don't need to freak out and plan to move out every year because the lease might change and need a complete re-evaluation. 

Sounds like you've read through some of the posts about screening tenants - some may translate to your situation some may not, give it a re-read and it may hit you like a ton of bricks that - that is just the question I need to ask - write it down in your bullet points.Sounds like things are pretty crazy with moving out and whatnot, but do get your pictures together as soon as you can, even if you have to shuffle the mess from the kitchen - take your pics, and then move all the mess back into the kitchen to take pics of the living area...I'm sure that'll be a PIA, but will take your mind away from not having the pics up in the first place and ultimately feeling self-conscious about not.  

There are trainloads of Japanese, Chinese, Middle East and Russian money finding its way into the US RE market, and that has a domino effect - global money tends towards the elite locations - SF, NYC, etc - and that pushes some of that money inland, and so on.

If you can't handle $100,503 and it must be $100,500 in order for you to not delay your clients closings then perhaps what you really need to do is re-evaluate either your math, software, business model and/or career choice.

You've come to a great RE resource. 

Also want active RE income from rehabs (primarily SF, but could also be small MF or even small retail).Other criteria/wants on the list:-  Mountains...real mountains, not hills or far off across the grasslands mountains, but real mountain views and access to hiking and skiing, etc.-  Family friendly and decent schools- Within 1 hour of a really good children's hospital and an even closer decent ER.- Within 1 hour of an airport- Low taxes!! 

I would get a good team in that area to help you with all of that- RE attorney, realtor, contractors etc.