I am waiitng for the criminal history come back.   

Once I announced that I would require an application fee and run credit/criminal background checks, the calls dropped to a few a week.

it sucks and for sure 90% of the folks out there do not know they need one in Oregon but if you get caught first offense is 1k then second is 5k and any after that is more than 5k and can get you permanently banned..

She must submit to both credit and criminal reports, so you have all the details to make a decision.

That said, there is a clause in your HAP agreement that says if there is any criminal activity attached to the house you have the right to terminate the lease.  

We all joke that criminals are dumb...

Banks are required to report any transaction $10k+ for routine terrorist / criminal activity checks.Sounds like a pain, going in and paying like in 1952, but shouldn't matter.

Are you in charge of background checks- do you credit and criminal, other states> do you verify, etc.What happens in a hurricane when they can't go in the house for 2 weeks?

Follow the local trends slavishly, however offensively ugly, cheap, or trashy you might find them personally.

I would not consider a co-signer/guarantor if the primary tenant's income was insufficient or if they had other unfavorable traits that I thought they would be a disaster tenant living in the unit (like a prior eviction, criminal record, etc.) -- co-signers cannot help those things.