Those are upgrade calls, where nothing is wrong but tenant wants to improve something.

Your property taxes have gone up since improvements, and so have rents they are VERY lucky if you keep the rent the same.  

Not the best option, so I am searching still as I need to open a business account pretty quickly for my new rental. 

If you haven't acquired previously, caution not to attack on multiple fronts right away...one at a time, learn from it and improve as you go...we are 1000% better equipped to acquire from the prior experiences...they do take time after acquisition for dust to settle and for you to see the effect as well as what strains it puts on your existing processes and infrastructure. 

We also find that Apartments.com is a good resource, but you have to get pretty specific in your search really knowing the other assets you are looking at is key.

When should I start this process what should my search criteria be?

There's a situation that was presented to me about twenty minutes ago that has left me searching for quality solutions.

My wife and I were talking about searching for a home in PA where cost of living is lower.

I just searched HUD's website for FHA approved condos in Palm Harbor and there is just 1 community that's FHA approved and that is Landmark Oaks.  

I just search my applicants on the county court website, but that’s only local to our island..