If you properly screen, you won't have the catastrophe and usually the deposit, or very little of it comes in to play. 

I handle the marketing of my properties, screening and placing tenants, etc.

If you outsourced do you mind sharing your process for finding and screening managers and maybe what their fees are?

I send an invite to the applicant and ask if he would like to do a screening report on himself. *********** charges the applicant, then the applicant ok's me to see their results.

She shows no income due to being "student" and her fiancé put down income of 75k/yr though I got the screening result for her but don't yet have access to his fiancé’s credit due to technical glitch in the screening service (smartmove) that they are fixing right now.

Have an open house so you can screen your tenants. 

I would prefer to set up a second property management LLC to handle all the tenant screenings, notices, inspections etc.

Go to the bottom of your screen and look under "EXPLORE" for Fileplace.

If you go to the "Find An Agent" tool at the top of the screen, you should be matched with a few different agents in Houston that can help you.Hope this helps!

Go to NETWORK at the top of your screen and you can search for other investors and investment groups in your area.