We've only had one person keep it out of collections.As far as avoiding this int he future, you can try stricter screening, a higher deposit, a co-signer, faster follow-up on getting them out.  

I've used some of the cash flow to pay down the mortgages even faster.

During the winter months I move a lot faster on applications than I do in June. 

If property values are rising faster than rent rates, it will push down CoC.

I also let them know I am looking to build out a long term relationship that will help their business grow and that the more great reviews I get, the faster I will acquire new properties and thus bring them even more business. 

I'd like to get on the fast(er) track to get my cash-flow to cover my expenses.I have 6 properties. 1 is my primary residence (free and clear) and valued at $830k.

Bb&t is much faster process and they have good product too

Also makes it easier to pay them off faster when times are flush.  

They won't necessarily all come in at once, but several will call right after they receive the letter.If you find you want it to move a little faster, you can always go down to 125 every 4 days, etc.Good luck!

It's just not possible.The better organized and more complete your short sale packages, the more you document any questions that might arise in due diligence, the faster the process will go.