(I had one lady claim that she did a lease purchase about 20 years ago and she couldn't get financing due to her other mortgage still being in place)I'm not sure if I answered correctly...I said that it depends on the lender that your broker goes with and I said it shouldn't really impact your ability to get a new loan, because you can say that your old house (the one under agreement with me) is an investment property and under lease.

I'm trying to find a strategy that satisfies the below requirementsMotivates potential tenants to apply and lease quickly (a weak pressure sale tactic?) 

If the damage is in excess of the $400 I will withhold from the security deposit.I have carpets in the upstairs portion of the house and the dogs and cats are likely to damage those.Her lease only expires next year.

I know many say it’s too much of a hassle but I was an on-site leasing agent before for a 12 floor apartment building across from a large college so I have had SOME experience with it.I’m currently a single federal employee hoping to cut some expenses and do more in real estate.

It was also a seller's market and my finished product was nice enough for buyers not to care.The other properties I do own that have them and I  lease out to an oil and gas company. 

I intend to honor their current lease, of course, but do I need to provide an new lease as between us or is there a way to amend the old lease to reflect the new ownership.

Do you know what rents would be like if they left - and how quickly/easily you could lease it back up? 

They should be familiar with creative deals such as contract for deed, lease/purchases, owner financing, etc.  

The mom is the cosigner on the lease since her son and the friend are both 18 years old.

There are alternative methods as well to acquire properties such as lease options and seller financing, but I have no experience with those methods.