I would reassure the tenant that your goal is to return their entire security deposit, provided they remove all their belongings, leave on time and make their best effort at cleaning.

You don't have any way of knowing what condition they got the unit in, unless there's some good documentation from the previous owner (rarely is there), and smoking takes repainting, sometimes new carpet, ozone machines, and deep cleaning of everything to get the smell out so you probably don't have enough deposit to get it done.

Many investors will run into one of two major issues when growing their business; DTI limits and Fannie/Freddie slots available. 

Be sure to be well covered by a security deposit or insurance policy to cover damages and default tenants. 5+ months is a LONG time to get a tenant out.

Keep a a “large” security deposit (like 6 months of rent past move out date).

Told my wife this is just a wholesaler with no ability to close 1k em up is a joke in a half and these poor people are going to lose the 10k deposit to me and lost their renter and back to the farm .. they are devestated.Now their agent representing them is a bozo as well to let this wholesaler come in there with their pack of lies. so there is that too. 

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

Open up a deposit account with the bank and then start doing you're loans through them.

That may include, price, deposit, utilities included or paid by the tenant etc.

Built in 2021 in Houston tx with both sides rented for 3k total. during inspection noticed one side has pets while there was nothing on the lease. notified the owner, who notified tenants of violation and afterward refused to pay pet deposit or pet rent. seller is now thinking of eviction. tenants have no prior history of bad behavior when it comes to renting  as we move forward to closing what would