We do this quite often and it usually involves explaining just how simple the request you're making is- you just want a checking account for a trust.

We wanted to meet with her and let her know that we are the new owners, have her sign a lease (weekly), explain our expectations of her as a tenant.  

I made a couple of mistakes during this process as it was my first time getting anything under contract.1) I never asked the seller to bring copies of the keys so I could have access to the properties.2) I did a bad job at explaining that I would be needing access to the property before closing in order to allow for inspecting and my end buyers to come in and look at the properties themselves.I've spoken with the seller since, 90 year old gentlemen, and he doesn't want to give me access to the properties until we have exchanged title at the title company.

Quickly explain that they cannot be listed with realtors but you can offer them a referral fee if you buy one. $100-$250 usually gets action. 

That maybe the case with renting by the whole house, but absolutely not when you're renting by room (which is a very common mistake by newbies who rent by room).Since I said all that, I'll explain a bit.

You could put strong language about guests, and explain that and the ramifications of disregarding it when offering the unit, but additional people in the unit is one of the hardest things to monitor.Sample language:Tenant will not sublet any part of the premises or assign this Agreement.

Are there any guides or books that really do good at explaining everything in detail that I could pick up and study? 

@Matthew OlszakCould you explain a bit more about how you utilize both LD and Listingstoleads? 

I find that in my area, they are somewhat similar, although the SFH get a little more.The rental amounts you explained concern me on two fronts; condition of the property/units-deferred maintenance,  and/or long term residents that they just kept there and never increased the rents 

If they refuse, life will start to get tough for them - you might want to explain that the process is that the sheriff will show up, unannounced, and evict everyone and everything - and the neighbors will be watching - and they sure wouldn't want that to happen and neither would you...