I’m selling my portfolio and a few properties have no security deposit because funds were used to correct tenant caused issues.

We did not collect security deposits from either tenant, and instead wrote up explicit "month-to-month" tenant agreements which they both signed stating that no deposit was accepted. 

The home is for sale in "as in" and "cash sale" with "ZERO earnest money deposit" under a standard "Louisiana Purchase and Sales Agreement".  

RISK OF LOSS:If subject property is damaged prior to transfer of title (any, Buyer has the option of accepting any insurance proceeds with title to the property in “as is” condition, or of canceling this contract and accepting the return of the deposit.

The security deposit will not cover even 50% of that expense. 

Take a security deposit and treat it like a normal rental.Ensure wording is included that would include clear stipulations on what will happen when things close or if for whatever reason the deal falls through.

They provide contracts, direct deposit, maintenance requests, property postings etc. 

@Chris Park require a one time pet fee, pet deposit, and pet rent

Remind her that you’ll return the full security deposit if the house is clean and all trash removed.

I don't mind checks since I can deposit them from my phone.