You can collect "reasonable" fees in addition to security deposit at the start of the lease. the no refundable fees you might charge would be a cleaning fee, a app processing fee, filing fee, etc. for deposits you'll still have to follow the procedure outlined in the link I mentioned earlier.

Be smart when making a value added decision.The format of the letter is as simple as this outline:Introduction of Self as New Owner- Lay out a plan for the building (improvements, timelines, management, processes/procedures for resolution of issues, etc.)- Factually describe the current market conditions (how many rentals within an x-mile radius are available, market rents, amenities offered, etc...basically paint a picture of the market.)- Then close with: leases and past payment history along with the building expenses will be reviewed to determine if adjustments will be forth coming.Ultimately a value added / stable building is worth more to the community, your neighbors, fellow investors, your lenders and even your tenants though they may not see that initially.

There are several services that provide the appeal procedure.  

What are the procedures?

@Jeff Rabinowitz After reviewing the file upload procedures and T/Cs, I agree -- here it is courtesy of C & P:OPTION AGREEMENT FOR PURCHASE OF REAL PROPERTYTHIS OPTION AGREEMENT ("Agreement") made and entered into this ____ day of _________, 20__,by and between ______________________________________________________________________________,whose principal address is _____________________________________________________________________,hereinafter referred to as "Seller" and _________________________________________________________________________________________, hereinafter referred to as "Buyer": W I T N E S S E T H: WHEREAS, Seller is the fee simple owner of certain real property being, lying and situated in the County of ________________, State of ________________, such real property having the street address of:_____________________________________________________________________________________________WHEREAS, Buyer desires to procure an option to purchase the Premises upon the terms and provisions as hereinafter set forth; NOW, THEREFORE, for good and valuable consideration the receipt and sufficiency of which is hereby acknowledged by the parties hereto and for the mutual covenants contained herein, Seller and Buyer hereby agree as follows: 1.

When I've done this for Ca property into a Ca LLC I used grant deeds, & yes the procedure is relatively simple.

Do you lay out the criteria for when a tenant earns your right to a "hand up" in your operating procedures, to avoid liability issues with the FHA of '68? 

That way I have a documented criteria/procedure for selecting a new tenant in place to avoid any discrimination issues.

Each municipality will have its own procedures and deadlines. 

When loan was made and property offered as collateral, it is possible that title or escrow, then lender, missed something;Blown sale or defect in foreclosure, occasionally procedural but usually concerns noticing;Or, Secured creditor or entitled claimant challenging bank's foreclosure.There may be other reasons.