Might not apply to what you're seeing as I am 100% focused in the Atlanta Metro.1.

Consider getting a statement signed by all parties which states that everyone has agreed to terminate the current lease early on X date and all obligations by all parties have been paid in full and that the deposit will be kept by the landlord and will be applied to the new lease. 

From my experience: SMS has the best conversion but is the most regulated, so it depends on the rules in your market. 

It applies to STR in the same way.Is anyone here adjusting their investment strategy because of this?

Quote from @Rajagopalarao Paidi: I have not seen any deals with this much spread like rehab+pp/.75, is this still valid and expected, because I have not come across any in this range  Hey Rajagopalaroa--Agreed--I don't use the 75% rule. 

Most people don't qualify for that relationship.The seller financing will not show up or affect the credit score.However, when applying for a loan at the bank or especially a Federally Guaranteed loan, they ask on the application for ALL Loans, whether  or not it shows on a credit report.

@Albert Hepp the flawed logic your using to state there must be some conspiratorial aspect to commissions because commissions are all but uniformed over 2%.....We can apply that exact flawed logic to Apples at grocery stores and say since apples, at every grocery store are uniformed at a price over $0.10 a piece, it "must be a conspiracy"........Take off the tinfoil hat. 

Of course these are West coast rules  CA OR WA.

These days, DSCR loans are really the go-to product for investors but many different lenders have overlays and specific sets of rules in their playbook.

I would also sooner apply that amount towards a new fridge than buy the door.2) WINDOW TREATMENTS - Each window had window blinds.