Ps.I have a move-in move-out check list and plan to walk the property with them on the last day to verify the conditions before returning the security deposit. 

Guys, what if some of the applicants are not there to sign deposit to hold form?

I would recommend looking at the tax forums and seeing who contributes/ matches up with your work style and reach out to a few to see if someone is a good fit. 

In this situation, I assume we would we still have them submit an application (pay application fee) so we can run background checks and all that stuff, then require the deposit, etc. 

I also collect a $10k non refundable deposit (or $20k for higher end properties) from the end buyer when the assignment form is completed.

We've grown our portfolio up to 22 units and have a mix of tenant payment methods: manual cheques (fun), e-transfers, bank counter deposits and some have done PADs at their local branch.Our challenge has become with the PADs, we don't see any information about the source account owner - our statements just show TransferXYZ to Account ABC or similar vague transaction information.We have about ten units that all pay the same amount and thankfully only a few are on PADs but if we have one that is late - we never know who it may be until we do the dial-around.Is there another solution out there we should be directing these tenants to be using?

You need to first determine why you want to do real estate investing and then set some goals to match that. 

We offered to allow her to just move out of her own free will, and we would just give back her security deposit (if she left it whole) as well as her prorated rent.

If you have confidence she'll leave the property in good condition, let her know the deposit will be returned in full provided it's clean up vacancy.

(I'll spend more time on this first point, but the rest should be shorter.)The M2 is simply a measure of how much cash (and other short-term deposits) is in circulation in the U.S.