yeah, they are set to properly screen for my needs as a landlord.
It simply comes down to what the market allows, how to find the best tenants for my rentals, and making adjustments as needed.
All my places are on average $200 below market rate so that brings me lots of applicants. Since I get lots of applicants, I use aggressive filtering.
The TLDR version when I list a place:
Good description with lots of photos that blasts out to Zillow, hotpads, etc... on a Sunday late in the day (markets to people with jobs on Monday mornings). Description notes showings available for the following Saturday for qualified applicants.
Description notes to call (no text and no email; if you do then you are automatically disqualified since you can't follow directions). Requests when calling to leave a voicemail with some basic info about yourself. I turn off my phone while at work and then pre-filter from messages.
I will get 20-50 voicemails that day. I call back every single person after 5pm that day and have a list of general questions (where do you work/how long, where do live/how long, pets/trained, etc...)
If an applicant answers all my questions and has good work/housing history, then I set up the first appointment for showing at noon the next sat.
If the next applicant I screen has better answers then I book them at 11:30
If the next applicant I screen passes but slightly worse answers (less employment history, any questions of concern, etc...) then they get booked at 12:30
I typically book 5-7 showings so I am only busy 2.5-3.5 hours on that Sat; working my way earlier/later based on phone screening.
The trick is that 30min is barely enough to show the place. The 'best' people on paper are first to see the place and as they are getting done, the next ones are knocking on the door. I hand the first people the application if they are a good fit and have found that if they want the place (they usually do) then they are filling it out in the car and bringing back as the 3rd set is showing up for showing at 12:30.
I take the applicants, historically run them through local court search and an online credit/criminal background check, and then call their most recent AND the one before landlord for info.
Whomever passes this screen gets a call back to let them know and I suggest meeting on Saturday afternoon/Sunday morning to sign the lease and for them to provide a check for security deposit to secure the place.
This far, staying under market and providing nice house with a few perk features has brought me good tenants that like to stay for multiple years.
The cost per month being below market means I typically have more tenants to pick from but I need to filter better to avoid potential issues.
A few things I have found is that people can and do lie on applications. You must follow through on background and reference checks.