Personally, I don't give out an application unless all decision-makers are present and have decided they want to pursue renting the property.

That could be considered personal property and belong to the previous owner.

What are you going to do when your sellers begin declaring bankruptcy? 

Great agent and even better person.

We do not NEED to do the refi but the plan is to eventually do it and remove the other person from the loan.

I mean say if I include in the lease contract something that says "any rent later then the 1st of month shall be considered violation of this lease and this yearly lease shall simply become a weekly lease (as weekly leases I read only need 3 days notice to evict) from when a 3 days notice is automatically needed to be considered with per day penalty being $100 if not moved within 3 days of non repayment of rent from the date of not paying (due date) the person's presence on the property shall be considered illegal and will be treated no less then a violent intruder".

Personally I think everyone should have an umbrella policy also.

my buyers on my new builds even get sewer scopes I personally would never buy a home without one..  

If your seller files bankruptcy, the Trustee will probably seek to have your interest subordinated or invalidated. 

If its less then I will have to carry the remainder of the loan and possibly be forced to pay it in full as well (or switch it to a personal loan since theres nothing to take back if I default).