With all that research I developed a plan:5 steps:1 - Write your ad:  "Credit check required, landlord and professional references required, no pets, no smoking, no exceptions" - this will self-eliminate most of the weak ones.2 - The phone call: Ask open-ended questions and stay dead silent until they are done talking.

@Joe Splitrock My interest rates on the loans I would be paying off are 8%.While I know this is not what you meant about the tax write off, you have hit on a bit of a pet peeve of mine. 

If they have pets, I'd make it mandatoryI allow dogs and it's good to have to cover yourself

The advantage I instantly see is fewer dog owners will want to rent that space;) Even though I am a dog lover I hate pets in my units.

You can also have a rule that says you do not rent to people with pets or that you do not rent to lawyers.Be consistent with the rules.

They did have a dog that he mentioned yesterday because the kids wanted a dog (violation of original contract, didn't pay pet fee).  

They include leases, pet addendums, check in/out forms, etc.

Pets, too many occupants, not enough income, bad credit, picky criteria, too many things, etc. all come into play. 

House is in Florida.The 4 person applicant also has pets.

Maybe allow small dogs with pet deposits.