I have to the story before of when I started and the first foreclosure I every walked in had the floor covered completely in yellow letters, business cards & flyers.So with that said the simple solution is to switch the list you mail to absentee owners may be the runner up, You have probates since very few people like to put in the work to pulling the list from the clerks office.What list are you mailing too?

Many drafters do their own expediting : some have runners. ( I would get the ones that do a-z ) you don't want to be the one talking to the city... they speak another language 

If that doesn't help, just know that "Ben There" was the runner up to my first choice of "Chester Copperpot".

I'm an avid runner and cyclist, so even if I move, I'd always like to keep a place in the Bay Area.

Well, perhaps my favorite quotes comes from the famous marathon runner and trainer,  Juma Ikangaa, "The will to win means nothing without the will to prepare."

Personally I have my applicants fill out an application and pre-screen them before narrowing down to a short list before only running an actual background check on the first and possibly the second runner up in line for the unit.

But even with the poly coated wood, you are not bullet proof, so I would provide complimentary mats at the entries and even a couple of runners and area rugs in higher traffic areas. 

I used to use Lease Runner for LTR leases and I know they have by room contracts.

An assistant or runner may even be $100. 

Travel is the easy answer... down  payment on a trophy/pre-runner truck could be fun too...