My thought was to allow a discount of $x/month as long as the tenant has insurance, with rent minus x being the true rent I want.

If you know that 70% of ARV will work keep looking, it's a true hustle!

That story isn't adding up to me either because I shouldn't be so in the dark about the past if that were true. 

In this particular case, with a low value property, I would assume it is relatively true and you should be able some type of confirmation with a couple mins of research on the address.  

Well, my iPad spellcheck caused one if many errors that I did not catch.While it is true that I do not look for or at the privates of my prospects, that is not the point of my post.I market to attorneys of the people in charge.

I found cozy.com and it sounds great (too good to be true?)

The property requires about $15-$20k of exterior repair that the tenant is willing to do.This seems like one of those too good to be true deals.How do I protect myself here?

They have shown their true colors and will be nothing but trouble.

They ultimately choose them because of pricing and it has now cost them at least 1.5-2 times the normal contractor pricing and the deadlines are usually set back because of it.When you are part of our client base, if you choose us to complete your flip, you can rest assured your project would be completed by true professionals, on time, on budget and most importantly with the highest quality of craftsmanship possible. 

Sounds like you are on the path to true financial independence!