I own  numerous multi family properties where all of them are 100 years old in Minneapolis, and I average 5% over many years. 

In my novice opinion, this is what needs to be done to the house:Mold inspection/eradication (water damage from leaking water heater in attic)HVAC neglect (possible mold)10 Fogged Windows (house has numerous large beautiful windows that have become opaque due to moisture)Pressure wash exteriorReplace Carpets (approximately 1500-2000 sq ft)Paint interior walls/sand and paint trimPlumbing hardware has all been removed/needs to be replacedPool filled with excessive amounts of leaves/debris (pump is running)Excessive amounts of trash throughout house yard and pool houseLive Oak growing onto roof (arborist needed)New Sod (currently all weeds)Pool Deck ResurfacingGarage Door Openers have been removedLarge golf ball sized chip on bottom of granite on islandresurface built-insExterminatorPatch holes/cracks in walls (about 10 fist sized holes)Many light fixtures missing (10 or so in closets and bathrooms)smoke alarms missingSo, part of me was disgusted and felt very guilty watching my buddy conduct a walk through via the internet.  

But that is something to consider though if I do get applications for civilian tenants.

I was aware of the 2 year requirement in any consecutive 5 years but was told by a realestate agent some time around 2009 or 2010 some rules had changed and this 2 out of 5 years rule was not applicable or would reduce the cap on capital gains tax for the scenario I just described above.

I did fill out the application beforehand and they did have a copy of my license.

Hi All, I got an application from 3 female students graduating college in May. 

But if those "unexpected" circumstances are found out to have been EXPECTED all along - and you LIED about it on your Loan application...

Do I have them first fill out an application?  

Just host an open house/ take all applications same day/ run all reports that night. 

At any rate, look for a metal fabrication shop and/or railing shop specifically.. they usually build them custom to your application.