This sounds like a headache but if I keep her deposit as rent, it leaves me vulnerable to any (at this point probably intentional) damage she might do in the meantime. 

@Jaron Walling Just so I understand, your purpose in pointing out that there's next to nothing down is that there's vulnerability less runway headed into being upside down in the event of a market correction?

I didn't plan on my first bigger pockets post to go into this much detail and vulnerability but if I am to be discredited so quickly as merely a meetup request then maybe i do need to provide more detail and transparency.I'm always excited to meet new and talented RE brokers, so if you have some experience and network into some multi-family investments in D.C. or VA area I would love to connect!

There is nothing more vulnerable than a ill prepared uneducated landlord.

So now I'm looking for legal advice to review my lease to make sure it is as strong as possible and doesn't leave vulnerable.

This led Ford to be concerned about the vulnerability of its huge, flagship Rouge River plant to labor unrest.

2. the return is 6%, if your principal pay-off per month remains the same1. is a little more complicated - make sure you compute increases in expenses in addition to increases in rental income for the additional propertiesRefinancing can have a 100%+ or even infinite return if you get enough interest rate reduction and especially if you get rid of PMI, that is separate from the rental return on the additional property.100% financing will have an infinite cash returns, but you are very vulnerable to a market downturn or need to sell due to the transaction costs.  

If not, I can see myself in a vulnerable position with the judge saying that i accepted the rent payment without the fee therefore I have to start the eviction process(if need be) all over again.Thanks,George

Let me know if you'd like a recommendation.I share wholeheartedly your sentiment of not trying to profit from the misfortunes of others who are in a distressed and vulnerable situation - it is indeed a shameful thing to do. 

But if I'm also paying an agent/wholesaler or marketing costs to develop leads or relationships to keep the opportunities coming in, then that is taken out of the gross profit before its split as a payout to myself and the contractor (if a 50/50 split).I feel a bit vulnerable since I'm so new at this.