I Want control on who is living there and the metrics I use to screen them but the best return on my investment and reduce overturn and damage to property. 

To reduce a little bit of my risk of getting bad tenants in the form of non payment, I would require two options:  A.) two month's rent ($700) up front or  B.) one month's rent ($350) with parent co-sign the Renting agreementThis particular apartment complex is highly sort after and the $350 per month rate is the lowest rate over the past 3 years.

The book Zillow talks mentions that male agents start lower, but reduce prices less. 

The 1st option would allow me to close on a duplex within the next 30 days and reduce my mortgage to $150.00 per month as the other side is currently rented for $1200.00.  

I am not a marriage councilor, a quick cash business, bank, humane society etc etc.I say all this to make the point------- Have a lease    Stick to it       Be firm     Don't make concessions     It's an agreement/contract       Hold them accountable     They are an adult      Don't accept a reduced rent because you feel bad for them - this is a business not a charity.Because you accepted some sort of payment of rent you may not be able to count this month as violating the lease on the rent amount - you will have to check state and local laws.On the pet provision that was broken, you should be able to give them a 30 day vacate notice for violating the lease agreement.

I will begin by putting my foot out the door and spending some time shadowing and analyzing before making any moves.

But, I have a feeling that if you really dug into the numbers, you'd find that you're just creating an unwieldy infrastructure that's going to hinder your growth and reduce customer satisfaction.Again, just my $.02...

I am therefore considering changing the tax status of the LLC to an S-Corp, which would reduce my self-employment tax by allowing me to take some of the profits as corporate dividends. 

Depending upon the area you might do this for just your exterior doors or all doors on the property:To Reduce Wear from AbuseUse longer than standard screws on the hinge plates of the doors you install.Increase the number of hinges you install from 2 or 3 to 5 or 6.

Thanks for coming out of the shadows to play openly in the forums.