Even in the worst areas cash tenants are IMO worse than HUD tenants.Restrictions of Section 8 Tenants There are unlimited, everywhere.Don’t Receive Voucher Payment Until Tenant Moves In SO?

if you want to, you could just say the application fee is non-refundable regardless of whether or not they are approved or denied - or just put that on the form they sign to give you permission to run their credit/background checks.If you are this worried about upsetting applicants, though, I worry about you.  

I can connect you with a few lenders I know on the "Non investment side of things to see if they can help out.

My wife really wants to look for a new place and would like to use our equity as a down payment. 

These Buyers don’t have the best credit but they have cash for down payments, and make monthly payments. 

A few that I've gathered so far:Will a portion of rent go towards down payment?

The idea is that under these conditions, I would not personally benefit which could be viewed as acceptable non-rule breaking actions. 

The last thing you want is to buy something and the Agent's estimate on rent and/or reassesed taxes was wrong and you end up with a non income producing property. 

Who will address tenant nonpayment issues, including evictions?

Buyer puts down $200k and makes payments.