I have even allowed for some (small) pets.

I've had 3 couples apply, two I've denied.I like the idea of first right of refusal, however, they've agreed to pay first/last month's rent, 1 mos security deposit plus a refundable $250 pet deposit.

The respondent has a wife and several kids, no pets.

HWPG now has a new office pet for the time being.

That is where things like incentives, security deposit amounts, pet policy, etc. come into play.When I look at your listing, I see that you are allowing pets, have a security deposit that is equal to a single month of rent, have good pictures and a nicely updated house.  

Just as a basic idea, we have some initial deal breakers (no past evictions, income of minimum 3x rent, max number of occupants, minimum credit score, no pet dogs, etc.). 

He seems perfect as a renter, professional, good income job, no pets, low key, willing to give first, last, and deposit. 

What type of service pet is it? 

Best homes would be a 3bd/2ba SFH, fenced-in yards is a plus and no carpets so you can be more comfortable accepting pets (very optional on the pets thing).

I pretty sure you are aware but, I will mention it any way, you should also include a 'Late Fee and Returned Check Fee, Application of Payments' section in your lease specifically outlining what fees they will incur if rent is late, if there is a grace period, what happens when a check bounces and what order will funds be applied (our order is: $ is first applied to late fees, then to returned check charges, then to other amounts - excluding rent - then to rent due under the lease) - If you're going to report to credit or tenant agencies if they pay late then you need to have a separate clause in there for that too - and also if you charge a fee for having unauthorized pets or smoking the home.. you need to have those clauses in there as well.