There was one podcast that I recently listened to that went into the tenant interview process and provided some huge insight into properly screening tenants to minimize problematic tenant base, I'm hoping this will help in my journey.  

So I kept digging into that until he was basically telling me only horrible things about the quality tenants he was getting.

Check out "FilePlace" under the resources tab at the top of your screen.

Some times renting a quality property to attract quality tenants may be worth it despite it not meeting the "1%" rule that was mentioned above.  

That's one of the cheapest screening prices I've found. 

As a landlord I simply want thorough and up to date screening information (credit/criminal/eviction).  

Sounds like you found a quality contractor that worked out well for your project!  

Tenants likely aren't going to follow that.The longest lasting reglazes require a really quality vendor, they must be very conscientious about the surface prep prior to the reglazing.

Typical HML are business and will lend to any deal that meets their screening like a bank would.

This doesn't mean I wont fix the A/C if it goes out, but it does mean they are not allowed to complain that there is not a garbage disposal or screen door.