The, pitfalls of internet based information exchange, high liquid MLS systems and everybody's mother-in-law acting as the local wholesaler!

Many times (at least in my area) it won't be in the MLS because some MLS's don't allow the listing agent to put in auction properties in the system if there is an auction company involved (because it's not an exclusive listing and the auction company may not be a member of MLS).. long story short.. the auction website should still show you who the listing agent is (usually way down below).

We are currently uses a system that checks credit, to me one of the most important aspects in terms of finding reliable tenants.

Because I have an older building, it took more time but once you are in the system you are ok.

or is this information available on line through the county GIS systems.? 

I thought 500 mailings was decent but looking at what others are doing it seems as if many have automated their systems.

We do have a system of processing tenants and follow it.  

We called around to commercial brokers to find out what properties had done a RUBS system they knew of.

We do use a property manager for some that are too far right now for us to deal with, but they take almost as much time and effort as the ones that I self-manage, so I'll take those over when I have the time to build the proper systems there and have time to screen the tenants myself.If I found secure investments that could substitute for the income from our rentals without the hassle of dealing with tenants, I would consider it, but it's difficult in this low-rate environment.  

I've been using a very personalized mailing system that has been super effective.