You simply won't be able to see everything like you would in a vacant empty unit.Overall I think it is easier on everyone to forgo the deposit at this point; if you are electing to keep them, they must be taking care of the place (I would hope...) and if they haven't wrecked the place in 2+ years, they aren't likely to start now.

When the listing expired I was approached by a broker who suggested we auction the property and he had half dozen buyers who would bid, he told me we should make the auction absolute with a minimum bid of $195,000, but if $195 was the best we got he would forgo his commission.

And many times an investor may choose to forgo a 1031 exchange when in fact the tax consequences are much higher than they would have thought.  

Therefore, I'm not going to forgo reasonable leverage for real estate investments.TL/DR: Ramsey is good if you've been financially irresponsible and need to wake up so you can have a future and consider investing wisely.

The song goes: "Silver Threads and Golden Needles will not mend this heart of mine" for a reason. 

I feel like I just stepped into a Merle Haggard song.

Gray and brown do not go well together, imho.Now if you are talking Touch of Grey, that's a good Grateful Dead song.

My whole reason for going with them IS their reputation.

@Susan Maneck  Katrina harmed SoJAC  you had a flood of refugees from New Oreleans that displaced what was a nice owner occ area and nice solid rental area.. you can correlate that event to the problems that SoJac has had post recessionMadison county was the northern most county that qualified for Go zone.

Can the seller keep portions of the deposit for going beyond the 10 days?