If you're lucky enough to get a free and clear property where the seller is willing to finance, this reduces much of the risk associated with seller-finance.I would make sure the title is then moved over to your name, especially since there is not a risk of a due-on-sale clause being triggered.

We had to move to SC. 

Another student rental that has a mortage of 900k me and my wife live here on a private floor. thrid property is also another rental ( duplex w a mortage of 390k ) was fully rented but tenant upstairs has moved out a year ago so I decided to renovated to do short term rental added in 2 ensuite rooms.

Since graduating in 2021, I moved to Washington, DC to pursue a civil engineering career and am now feeling like I am in more of a position to start learning and pursuing real estate investing seriously.

I am trying to build a nice little next egg first then move onto rentals. 

I currently live in Butte, Mt but plan on moving to Phoenix, Az for 6 months out of the year.

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After a tenant moves out, a landlord has 21 days to either-Return all of the security deposit-Return the security deposit minus any deductions along with an itemized statement.

Deposits will not be returned (full or partial) until all tenants move out.If Tenant A didn’t come to you to get part of the deposit back they may have gone to tenant B, but they most likely walked away from it and I feel it is between tenant A and B to sort it out.Personally I would return it to tenant B, the active tenant in the current active contract.

I'm not sure why not - one of the great parts about real estate investing is that you can build a team around you for aspects you aren't as strong at or simply want to delegate to someone/expert and do the others yourself - look up "Core 4" for example - where you can have an agent, lender, manager, contractor all at once for your investments and can theoretically just let them do all the interactive work