Write out a quick statement to tenant for all costs and subtract from SD. mail remaining balance if there is one or show that additional funds are owed to you if those repairs exceed SD amount.

Which is fine. some of my best clients are wholesalers.The problem I have been having (A LOT OF) this year is 'new' wholesalers who take some course and then try to make millions off of tiny deals.Problems I've been having:*They don't know how to read/write offers/contracts.

You write really well! 

Does anyone know why condos as rentals are so hard to insure and do you know any companies I should contact that you know write this type of policy?

In my fist two years with the fund I not only worked with national brands and improved relations I oversaw a Days Sales Outstanding reduction of 25%.I know I'm coming back swinging but I can't tell you how tired I get of responses that I see on posts from people that seem to just be waiting to bounce on people and then proceed to draw conclusions to fit the narrative that they want to write, and think that by using smiley faces it gives them a pass to be dis respectful.

I'm writing up an offer for my first flip and not exactly sure what else I need to include on the contract other than disclosing that I'm a realtor.

I would rely less on when the time is right, and lean more towards when the deal is write.

The tenant always has choices as to how to use their resources (time, talent and treasure) and so does the landlord.

Just write all that down on paper and it will be your agreement.  

The Final Rule does not apply to home-equity lines of credit, reverse mortgage loans, mortgage loans secured by a mobile home or by a dwelling not attached to real property, such as land, or to creditors that write five or fewer mortgages a year.