We are stubborn, hard headed, and nothing will get in our way.

I'm a welder by trade so I built a 4 inch deposit  pole it's buried about 3 feet in the ground so they can't steal it they insert the money thru a hole in pipe and above ground level I made a section of pipe that comes out with a stain less steel  security  lock on back side  pretty much any box with lock would work  attached  to property just make  sure they don't put cash  or it might just disapear

Hello,A  long-term tenant just moved out and i have a clause in the lease that states that the tenant was not allowed to smoke inside the property however there are smoke stains on the ceilings and ceiling tiles throughout the property.

We made it work anyway but it was hard and we were lucky; lucky we were in a rising market and lucky that between the two of us we just happened to have just the skill sets that were required to overcome our newbie error in location selection, and lucky that we both are able and willing to learn from our mistakes... and due to inordinate stubbornness, it took me a good long while, (several years not months) to even realize that we had made a mistake.

That has been my experience as long as you have a 1.25% or higher DSCR.I would defiantly use the bigger pockets rental property calculator and show the results to the bank, sometimes they can be stubborn on values as well but this is something you can come with accurate comps from an agent and your own personal financial pro forma of the property.Also, don't take the banks appraiser at face value, you may have to defend your position against one and it helps having the numbers in hand...Good Luck!

We lightly sanded our did some patching and blended in some stain and new coat of poly and looks great.

TL;DR:Decided it was fair to keep deposit of $770 for 5-year tenant for no cleaning, large scratches on floor and trim, hooks in walls, satellite dish installed on roof, and large stain on deck. 

There are large stains on the wall and carpet.One other bit of info:  I did get the security deposit transferred to me on sale.Thanks so much in advance for your advice. 

If you've stained spots on the carpet, you'll pay to replace the carpet.

This is also a reason here why I would never consider rebating my commission...because often I have a buyer and seller so close together, but both are stubborn and wont budge, and I will just make up that difference out of my commission or out of pocket to get the deal to go through.