I use Thumbtack for any help needed for rental, including photographer.Also, you might ask a referral from RE agent, PM, or give a call to a listing agent you like the photos of. 

Planning to call them tomorrow.

Every tenant I've asked to smoke outside has been cool with it.

I will call you soon (maybe tomorrow) to talk!

FHA & VA allow for a "Change in circumstance" for example you are moving, changing jobs requiring new location, new school, enlisted military, divorce, other life circumstance outside of your control.As far a penalty due to no intention as using from the start of the application.

No CF figures until we have an executed lease in-hand.

There are a myriad of ways to go about it, even with no money.

So you're not going to get 34,000 phone calls back....you may have to mail them 8-10 times before some of them call your or you may have to call them every month for 2-3 years...before they want to talk. 

Next to colleges especially it is very college oriented, but if you go to work driven areas like lawrenceville, bloomfield, greentree, etc.... you'd have no problem finding a nice place

If you have no lates in the last 12 months and re-established credit meaning you have atleast 3 tradelines you have made ontime payments on for the last 12-24 months you may be eligible for VA financing with 580 min or lower scores depending on the scenario.Most of the time these type of files with be a total cluster and require 30-40 conditions ranging from letters of explanation, additional documentation, and or other to close.