The state doesn’t have rent control laws, but landlords are prohibited from collecting more than one month’s rent for security deposits.

The sophisticated money is not buying in stagnant markets with poor fundamentals because they can achieve the 1% rule, can complete a BRRRR or because of more favorable landlord tenant laws exist just to highlight what’s rarely part of their acquisition criteria which is a stark contrast to the mindset of most within the BiggerPockets community.Since your focus is specifically on landlord tenant law component I’ll add those who follow the law, properly maintain their property, respond timely to tenant requests, use well drafted and fair leases and don’t unreasonably withhold deposits  find themselves in far less tenant controversies. 

She is telling me I have to put a honest deposit of $1000 down for every offer I make.

You can charge pet rent, a pet deposit, or both.

How much are you looking to put a down deposit?

I am sending rent invoices and they are directly depositing the rent from their checking account to mine.- They had their corporate counsel review the lease and request a few changes.

With that said, my goal with advance booking is to bring-in a decent amount of revenue during the offseason (winter), but don't want to scare anyone away with a large initial deposit, and of course I'd like to discourage cancellations.  

You will likely need to come up with the 5% deposit required at the time of winning the auction on your own.

Should I do a non refundable or refundable cat deposit? 

And she's still responsible for rent until she moves and needs to be out by Nov 30 at the latest.My lease says that they lose their deposit if they break their lease.Do you recommend we keep the deposit or should I let it go?