Ok so with this strategy lets say I get a house  for 100k sink 20k on down deposit and 10k in renovations and now 2 months later its worth 150K. 

If you’ll pay the $500 equivalent to fixing the broken cooktop, I’ll pay the rest and you can enjoy a new stove for the remainder of your lease.In court, if she left at the end of her lease and you had a broken cooktop, you could only recoup the 4/15ths or whatever of the remaining useful life was, against her security deposit.

I created a company a few months back but I haven’t made any deposits in it (doesn’t even have a bank account).

Screen tenants and get the most qualified ones you can and require a large deposit of they don't have good credit and background checks.

i did. we verbally agree to 1000 sqft gross rent on 5 month trial for $1000 plus $160 for their portion of cmp and oil bill. with no security deposit by him and no repairs required by me. 

.- If you need to use the renal income to qualify, tenants will need to be in place with signed leases, security deposit made, etc.- HML often have a hard time giving the new lender an accurate "payoff statement" and verification of on-time payments to them (latter necessary because HML typically do not appear on credit), which can delay the refinance causing (surprise surprise) the HML to get another month and change of interest out of you at the crazy high interest rate.

I also don't want to lose an earnest deposit on a co-whole deal, or attract attention of the real estate licensing board. 

offer 50% of sec deposit now and 50% in 6 months orsome $ amt off for quick move in of first months rentorlower sec dep overallorzero pet depetc...

Are you going to charge a pet deposit or monthly pet fee, etc?

I don't know why, but there always seems to be a lot of confusion about whether a tenant deserves their deposit back or not.