I have had theft and windows broken in, squaters staying in the back shed.

Thanks James,you would know what a specific tenant voucher pays during the screening process correct?

Every adult residing in your rentals should be screened and approved by you.Criminal history is not an automatic denial, but you should definitely consider risk.

(I am getting pretty tired myself sounding like a broken record).Direct mail marketing works SO poorly, you need to send THOUSANDS of mailers, AND you need to send these thousands of mailers SEVERAL times to get a deal.So:BECAUSE the performance is SO low you need to send thousands to COMPENSATE for its poor performance AND hit the receivers several times BECAUSE the performance is so low to get a deal.Conclusion: "Direct mail marketing works"WHAT THE HECK?!

Biggerpockets sells a Lease Agreement Package under "TOOLS" at the top of your screen. $100 for a lease and several other documents, written by investors and attorney approved for your state.

Were they properly and thoroughly screened as high quality tenants? 

@Oladimeji SonibareThe issue in simplification is this - >Specifically, when it comes to "foreclosure," I’m not as experienced in that area (honestly, I’m more of a Google Ads guy than a Facebook guy).However, the key is to position yourself as the buyer who can purchase quickly, with cash, and without any hassle—essentially the classic approach of a wholesaler or investor.and in that way your in the white when it comes to the 'legal' aspect of it.I wouldn’t claim to solve these deeper issues directly through the ad creative.However, you can address these concerns during a phone conversation if the issue comes up in your screening process with the seller.

My opinion is you should advertise as if you have no OO exemption, and then screen out men/ESA etc when they contact you.

Unless your rent request is higher than whay they will pay, then the tenant needs to come up with the rest.The tenant and the screening process if the biggest part of the equation.

If you need to choose one, I highly recommend you check out this thread and scroll down for Nathan Gesner's post on how to screen a PM.