Still, and even more importantly, location of the property, competitive pricing, applicant pool, etc, these will all play into your ability to get the place rented.Since it sounds like your situation was one where you're acquiring a new property, Grace has the right idea with 2-4 weeks ahead of time (but I'd even still say give yourself as much time as possible because applicants may fall through; ex. someone backs out after going through the screening process and showing intent on signing, but never does, generally you want to know that information well enough in advance that you can still not find yourself in a pinch.

This despite a very thorough tenant application/screening process.

Close it as fast as title work comes back.I have never had someone refuse all 3 offers, so I accomplish my goal of avoiding a flat turn-down. 

You WILL have to live in the building, however, and as he said, a four-flat doing more than giving you reduced/free rent.

The 1% rule is just a screening rule of thumb, to let you move on from properties that aren't capable of meeting it and zero in on properties that might be. 

We're talking cell phones, a big screen TV, air conditioning units, furniture, electronics, etc. 

She thinks she is getting money back I don’t know why as she left the unit trashed, broken screens, lease required yard work undone, unpaid utility bills ect, ect....itemization shows she owes me $110.xx.  

Additionally, for every visit to the property I will pay a $60 flat fee.

Always screen every adult, age 18 or older.

If you're house hacking or screening Section 8 tenants it doesn't apply.