We collect the fee by check or by credit card.

I got a 500 dollar credit card I pay off every month.

My DTI is ~30%.Initial thoughts: work to get a personal loan to pay off debt to 401k loan, student loan & credit cards.

Once out of college not a single person or bank has ever asked to see my report card.  

After that, their credit card will be charged.I then just let the $39 from all the rentals accumulate.

Are we taxed somehow on the conversion of CC points converted to gift cards?

Go through all the negatives and see if there is possibly something that is affecting your score.A big chunk of your score is rated by paying bills on time, keeping credit utilization under 10% and not having judgements applying to a bunch of different credit cards at the same time or debts in collection. 

https://www.netspend.com/prepaid-debit-card/applyN...Not all prepaid cards allow ACH/eCheck debits so this is the one we recommend with our service.  

The purpose of running a credit report on prospective tenants is to check for judgments and address history, not to see if they have $460 charged on their one $500 limit credit card, and thus have a 600 FICO.

For post cards, use yellow card stock and have a printer (Minuteman Press; PIP; etc - NOT a copy store like Office Depot) merge your card copy with the address list and print them on the card stock and cut them for you.