I'm currently stuck in limbo with a tax lien on the property and the IRS being shut down, so I'm shopping around to see if any one else could match the rate I've already locked in. 

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.

My deposit policy is a minimum of one month's rent.

However, I've never done a rooming house before and wanted to know the best way to handle security deposits and how they may be applied to damages in the future.

For example, if there were issues with their commercial use, you could issue a lease violation and "evict" them from the commercial use without impacting the residential lease.I do think that an additional charge and deposits would make sense for the commercial purpose.

@Kirsten Braddock I have a separate account for each property and the tenants pay their rent via direct  deposit.  

No evictions but one left my house in such a bad shape that even after security deposit still owed thousands.

In order to make payment easier, I am considering giving the bank account number so that deposits can be made directly.

So things that are a red flag for me may be fine for someone more aggressive.1) Portfolio matching: (takes 30 seconds per deal)a) Have an educated opinion on where you think we are in the real estate cycles (financial and physical market cycles)b) Then only then pick the strategies, capital stack, and specialized asset subclasses that make sense for that opinion.

In first 8 months I have matched with 2 separate units the amount of revenue that was previously 1 unit's previous 12 month income Lessons learned?