I wasn't getting shabby tenants by and large because my places were all in nice suburban Houston neighborhoods, but 4 of them were in a bit more down market subdivisions than the others. 

Beyond that, you should be able to find a lender who will work with you, make some calls, visit local and regional banks and credit unions.

Costs me about $2000k a month to have a 3br home in nice neighborhood.

Lots of people talk a great game, but suddenly can't get back to you, can't make time, have no organized process for scheduling a visit, can't show you properties, etc., when you actually try to lay eyes on the product.

I will like to have some ideas before we visit.

Also she pays with money orders (from Ralphs grocery store)  which is suspect to me. why would someone making 400k use money orders for rent. this is a SFR in a very nice neighborhood in S.California., I would like to move into the property myself and get her out.

I'll be visiting Indy in a week and will be looking to buy more properties.

Maybe you possibly grew up somewhere else, maybe you visit family that live in another state.

Nice, newer area, great schools. 

Ideally you've of already visited the areas you're targeting so you have a sense of the vibe of who's renting, what they need/want, where they go, where they work.Now let's pretend everything went smooth, you're either going to work with realtor to get it rented or a PM.