I'm currently reading "The book on negotiating real estate" by J scott, Mark Ferguson and Carol scott.

Hi Merrit,Deer will jump tall fences to eat.Maybe fence the property and get a Labrador Retriever to run loose inside the fence.They seem to love to chase deer and make a decent pet too.Either that or get a sleigh and hitch all 8 of them up for Christmas--you just need a Red Nosed one to lead the pack.Good Luck!

@Matt Michaelson, good ole' Christmas excuse! 

- My story: This Christmas, we celebrated with one of our tenants, we bought the kids gifts and we have since formed an even better relationship.

@Trent Stone This isn’t exactly answering your question, because this isn’t upon closing, but my agent delivers a Christmas tree every year to myself and many other clients.

(A Widows and Orphans being evicted on Christmas eve kind of thing ???) 

@Carol D. - From a tax perspective, it sounds like overkill. 

Think of east coast rich people on bad romcoms or made-for-tv Christmas movies that talk about "summering in the Hamptons" with sweaters wrapped around their necks wearing collared shirts with no buttons, sporting bad hair cuts. 

Carol Elliott.

now back out 600 for rent back out 200 for utls cable etc. back that leaves your tenant with 1000 a month before any tax's taken out.. to pay for car  gas  insurance clothing food kiddos dog dog food.etc etc.. you can see why the 600 dollar renter by and large is one flat tire from missing rent.. or say Christmas comes around.. now lets take the 1200 dollar renter run the same math.. 3X  3600 a month to qualify.. 1400 for rent and utls. leaves 2,200 a month to live on etc.. or double the stability.. this is why the risk is so high..