Then I've been going through VM, calling back to screen from there.

This also means that they are unproven tenants and could end up being a poorly screened, leaving you to deal with the problems of getting them out if they stop paying.The seller may also not be accounting for all of the expenses such as they self manage and do repairs themselves.

This is why I guess screening tenants is so important.

When we screened them, they came back squeaky clean, but it has been one thing after another over the last year.

Did you screen the PM and did you get a copy of the PM insurance and a copy of their E & O insurance?

I also try to be fair and didn't charge for burnt counter top or screen damage in a screen door because they took good care of the rest of the property.

#1 Screen your tenants #2 offer rental to them and if they accept, schedule a time to sign lease and collect deposit/rent/etc

Mainly exterior (paint, stuccco, pool and screening).  

And this lady was incredibly talented at PM and screening tenants..

Just how landlords screen tenants with minimum qualifications, you will get screened (by partners, lenders, clients, etc.) with minimum qualifications.