Or you can create an LLC and write up an operating agreement which spells out the contract you both want.

Even if they are real, if these are high end tenants, there is a good chance it's just a friend doing them a favor and playing the odds that it will scare you into complying,Assuming your state Landlord tenant laws allow, I would inform them that they broke they lease (certified mail, heck, if you know an attorney, check with them, they might write something up for for a reasonable fee, what's good for the goose...) and you will be retaining the deposits to cover the last two months of rent owing.For the future, you might consider some adjustments to your lease.In my state, fees and deposits are clearly and distinctly different in at least one key regard:  All "deposits" are refundable, even if you were to state a deposit was non-refundable in your lease, state law would over rule and you could be forced into refunding a deposit.For that reason, I never collect any deposits, everything is clearly stated as a "fee", as being non-refundable, and further spelled out that any exceptions for being refundable are at the sole discretion of me.I also collect "last month's rent" and it is clearly stated as such in the lease, it is not a deposit, it is a prepayment of the last months rent, and hence, the only way they ever get the last month's rent back, is when they use towards their last months rent  (this has never been a problem).I agree, that you really have lucked out here, if they didn't damage the property, them moving out is really a blessing, even if for some insane reason you did and up giving them half the deposit back.Document everything. 

As such I don't believe a school district has ever had the ability to evade these provisions.I've been in contact with Reid Miller at the HCD since January 2020 and the lawyers have been looking at this particular clause in SB 13 since then, with the result being their interpretation that the language applies to school districts, as spelled out in the late 2020 handbook.Addition vs ADU would go nowhere they will charge you an impact fee regardless.Where do you see in the Government Code the language you quote "HCD is referencing the standard fee section of the government code- and it does state that a owner can add up to 500 square ft to their property and not pay "school fees"?

Write up a 1 page contract stating the co-signer guarantees payment in case of default, spell out default and have it notarized.3.

Both parties should want a promissory note that clearly spells out the terms and conditions, and the lender will want a first lien.

Disclosures:-Just as an FYI: You will see in the contract “a unilateral right to assign without requiring the consent of the homeowner,” this is not common language in a transaction, but they will throw something in the contract to that affect -The contract should spell out in detail where all the obligations are.

Whatver you agree on, just make sure you have a partnership or joint venture agreement clearly spelling out who does what and what the split is. 

So definitely consider "prenap" in a form of a detailed legal agreement spelling out each person's tasks and responsibilities, investment, financial outcomes, as well as spelling out "what if's" such as "what if one partner becomes ill, incapacitated or dies"...

Make sure you spell out to your tax advisor what the loan proceeds were used for once tax time comes around.

(apparently 20% is the threshold) We do have a partnership agreement where everyone's role is clearly spelled out.