@Dede Christensen does your lease have an application of funds clause that specifies that funds received from the tenant will be applied in chronological order to the oldest outstanding charges on their tenant ledger?  

Having said that , 3 bed, I bath, single mother, student......I would not rent to this applicant.

I've done this with 3 properties now and I always get multiple qualified applicants, willing to pay slightly more to me (vs. another landlord) because of the service and quality product I deliver.  

I always have charged the following to customers, and they don't even question it most of the time: cleaning fees, all applicable taxes (in a state which is known for not having a sales tax mind you), pet fees, insurance policy and/or damage deposit (VRBO offers combinations of the two), and miscellaneous charges like firewood and bike rentals.4.

I've read numerous posts about list sources and software all claiming to offer great information, almost all responses to these posts say nothing is accurate or offers any real opportunities, does anything really help find these types of properties??

I recently denied an application that had an eviction from his mother. 

Make clear repercussions in the lease such like Rent is $1500 with $50 discount applicable to every month the tenant texts/emails a dated picture of the lawn by the 28th of the month and you OK.

One prospective applicant seemed great in person - very friendly, polite, punctual, gainfully employed, etc.  

One of your "requirements" is going to have experience and turning in your loan application minimum requirements is to turn in an organized loan application.  

For example, what service should I use to collect applications?