Yellow letters + genuine engagement with prospective sellers works, but you have to do it.

Many different ways to perform income verifications, I have a post in this next thread that identifies a few:http://www.biggerpockets.com/forums/52/topics/69795-prospective-tenant-income-verification-questionBut for self-employed, 2 years of tax returns is pretty much the way to go; have them make copies for you, and have them complete a 4506T from the IRS so that you can confirm that the figures on the copy agree with what the IRS received.Since they have a mortgage, I look for two things there whenever I really want to be thorough.

To be perfectly honest the desire for me to get my real estate license is solely for helping me out with my real estate investing prospects.

Typically PMs pass this cost onto the prospective renter.

Always always ask prospects, customers, vendors, and subs for leads.

Prospective buyers look at the place.

Your most promising prospect will be from a sublease or a private party.

I am planning on investing into a real estate development LLC as a non managing member for the prospective development of a 90+ unit senior housing project.

Everything I have learned and know indicates that LLC are a better corporate structure from a tax prospective and for purposes of transferring property without any tax  penalties, but as an attorney that doesn't do tax work I recommend that my client's talk to their accountant.  

I do have my fingers crossed to have a decent reputation in six months, be more knowledgeable, and being able to utilize the marketplace and my colleagues to get stuff done, because if Gary Keller is right that you have to go through dozens or a hundred suspects to find prospects to find something worth getting under contract to get something good under contract, it would smart to have to let it go because I couldn't find funding/partnership.