That would be more than shading the truth - that's fraud and in my opinion would be a career ending offense with crippling fines.

So a small deposit may seem offensive to some it isn't a sign of someone taking advantage of anyone. 

@David FawcettNo offense taken at all David!

The fact that you come here asking people to help you engage in this crime is offensive at best.

That's not evidence, but it matched my assumption your account was fake so I went with my gut.Sorry for the offense.

When they get asked about their SOW and Contract and what do they say....they usually admit they have neither of these....And partially kidding I must take offense with one thing you said:"Every SOW should do the all important job of holding your general contractor and subcontractors accountable."

@Paul Sandhu No offense taken Paul.

Also dont take offense to this but I dont think many sellers would take a 15 year old seriously as a wholesaler. 

No need to be offensive.

From what I gather, its been ran less like a business in the past and that's what the tenants are used to, which means if you take it over, they will continue with that expectation, whereas it sounds like you want to run this like an actual business (no offense to your family).