I had neglected to drop by occasionally to check up on the place. this tenant had not kept the house clean which lead to a mouse and roach infestation.

I'd send them a PDF of the contract, they sign it, scan it and email it back, and occasionally send it overnight mail.You can create a contract with signatures on separate copies.  

you will find meets and bounds descriptions occasionally.. but its not common...

I'm analyzing deals, saving cash and complaining (occasionally).

I'm sure we occasionally miss a "good" tenant because of it, but I cannot worry about that.Like Sue, we also do not collect a hold fee, but proceed directly to signing a lease with a successful applicant.  

We take excellent care of the properties and I have no problem telling the tenants that insurance and property taxes (and occasionally maintenance fees) go up every year.

Although it occasionally happens, you usually do not get a tenant candidate with a great credit score, no debt, incredible income, good neighbor skills (add your list of perfect tenant attributes here) on your first showing.

Open up the floor registers and clean them out, this is not only good for your HVAC system, but also will reveal things like cigarette butts (unauthorized smoking), pet food (unauthorized pets), and the occasional kid toy (this is okay, since finding a barbie shoe or the missing lego will make a child happy.) 3.

I thought the practice was illegal, but from what I can tell it is just that it would be illegal to demand the entire year's rent up front, but ok if they offer it.So far, in my limited experience, it has been the parents of college kids who offer this, and occasionally someone with less than stellar rental history who wants to dangle the carrot of a whole year's rent in front of me to entice me to look past their past.Kelly

Sure, occasionally there will be damage, but overall I will come out ahead.