For newbies like us or people who haven't reached their ultimate goal in Real estate, that is great because it means you do not have to follow at the letter specifically what has been done and can trail your own path to success the way you feel it should be; Of course, you can rely and copy on what they have done (Brandon mentioned several times, it is ok to "cheat" and copy others in real estate) but it is more how you wan to use all these tools to build your masterpiece and reach your goals.

What I would do is write the tenant an email informing her that the security deposit she initially paid will continue to rollover into her new lease, and now you've got a paper trail of your intent.

If you can, ask for trailing-12 expenses from a current property they own so you can verify that their model's projected operating expenses are in line with their current market operations. 

I would question the source of the funds if they want to give you cash and no paper trail, but that's just me.

However we need to show the paper trail of the cash.

src=/program_offices/housing/rmra/res/respafaq#TEMIf you believe you are correct and the servicer is not compliant you should start a paper trail of complaint per RESPA Section 6.

My property is a single building on the main highway between Tampa and Miami (tamiami trail) and has 70,000 cars pass by daily. i did have the possibility in mind to level it if and when highest and best becomes something different.

Thank you At that price point you are likely south of 30, or at best just south of the Santa Fee trail. 

Also looking into  Spanish Trails though the homes there are old and have high hoa's as well.  

Right on the lake and 72 mile bike trail.