These areas must be respected and maintained in a clean, orderly fashion - included but not limited to trash, debris, odor, unattended possessions, music or noise etc - by penalty of $100 fee per incident.

There needs to be a clear understanding as to when you regain possession of the unit.

Short history of the house is the original owner left it to her son he was in and out of jail and during that time there was some foreclosure process and the district attorney ended up with possession of the house.  

My assumption is that at closing, we take possession of keys, security deposits, transfer any warranties on appliances, etc.

The idea is to determine if they know what they are doing and understand better than we, how to flip a house, as well as possess the requisite personal integrity.

I also require all utilities to be in their name 2 biz days before the lease starts in order for them to get possession of the property.

If the tenant still has the keys they still have possession and I would not consider it abandoned because they have paid rent. 

If a tenant moves out mid-month, they are still responsible for paying rent and utilities for the full month.Security Deposit: Stays in a trust account until we regain possession of the unit and we have completed our final accounting report.

-----------------------------------------------------------“NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT OF THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL.

I had nothing to offer her in terms of goods as I had literally given all my worldly possessions away 8 years before and given up.