We charge one month rent and one month security deposit before move in (make sure payments have cleared before turning over keys)  One month security is max allowable by Delaware Landlord Tenant code.If they have a pet you can charge a pet deposit (again, by state code, DE you can charge up to 1 month rent)If separately metered utilities, make sure they've transferred them into their name by providing account numbers and also a copy of their renter insurance before move in.Good luck!

The best looking houses were all being cared for by my current caretakers, and other than one hiccup they've done a good job. 

Perhaps the conventional 5% down, but since I am self-employed and write everything off, I am being told that I would still need to put down 20% and provide a year's worth of bank statements to satisfy the underwriter.My question for the community is: does anyone have any ideas on how I might structure my first deal to acquire property number one?

I was given the loan terms verbally from a DSCR loan broker out in California for a cash-out refinance on one of my rentals.

Having everything in one place will make it easier to reference when needed.

Plus, with your tenant experience, scaling up with more units under one roof makes sense!

Also have your realtor set you up, so you automatically get an email any time a listing comes up that fits your criteria...and check MLS regularly.Look to see who the listing agents are as some specialize in condos (or certain buildings) and they may be able to let you know when they are going to list a place and you can be the first one in. 

I, personally, wouldn't continue to work with a buyer who tries to dictate how I negotiate, especially one who wants me to "repeat back ... how they'll present." 

You could split the bill each month and pass it on to the tenants but that's just one more thing to deal with.

I only own one property and am just looking for a RE attorney to help me with the proper entity structure (again, as a one time thing) to protect my assets.