Not sure if I am crazy but I imagine that wholesalers have a perfect folder in their computer with a plethora of contracts with different types of stipulations for different types of deals.

Make sure the lease clearly stipulates the security deposit and do not acknowledge receipt of the SD until you actually have it.

If you're making an offer and want the unit to be empty at the time of purchase, you should stipulate that clearly in your offer. 

The seller has accepted my offer but is waiting on me to sign off on some stipulations.  

@Michael Nelson a refinance is an exit in a similar way that a sale would be and typically your note with your HML would stipulate that upon any sort of "exit" where another lender takes 1st position and owns the note or a seller buys it that they would need to be paid in full as the current 1st position lien holder.

They have consistent income and most likely will stay in the home for a long period of time if not forever.DSCR which in my opinion is a great option.There are stipulations but it's a pretty streamline process and easy to follow.

You can negotiate a price, but don't sign a contract until you know your buyer is good, then you can double close or you can sign an amendment or add in special stipulations that the original agents contract IS ASSIGNABLE as a way around and make all things legal and transparent. 

I know their are lots of stipulations, such as lease agreements with clauses that won't allow sublets but worth looking into IMO.

@Eric Smith To answer your original question: either stipulate it's empty and rehabbed when you close (seller won't like that) or figure out what it would cost you to do the eviction and rehab, then subtract it from your offer.

What we would have done if we knew as soon as this happened would have been to stipulate that our offer expired at midnight.