I also require a non refundable deposit.

So the lender will fund the rehab but you need to give the GC or Subs a deposit out of pocket so they can get going. 

For example DSCR, no ratio, CPA letter, P&L Statement, average bank deposits, 1% down for primaries? 

She thinks it’s ok to stay for free and she deserves free housing, non paying her dues or any thing just because she does not have a job (on purpose) and does not have money ( has all money for fancy furniture and gadgets)But anyways she has not paid her move in deposit ( paid partial) and has not carried renters insurance.

Work with the other PM to get deposits and leases transferred. 

Your current Lease and payment terms are recognized until [DATE]; however, moving forward, please send all payments, maintenance requests, and correspondence to the address listed at the top of this letter.If you are currently using an automatic draft, cash deposit, or other form of payment to pay for your residency, please contact your financial institution immediately so as to avoid any late fees and/or eviction notices.I have included with this letter a Tenant Update Form for you to fill out.

I suggest you be sure to give the good faith deposit to either an attorney or the settlement agent, never to the seller.I'm a little concerned that the seller is your neighbor. 

Or they sign the lease, pay the deposits and then change their mind and want their deposits refunded?

Since our goal is to scale in real estate and we do have the funds, we would prefer to minimize the deposits and invest into reno where necessary and keep the capital for now for improvements, if they arise.

If they look fine, do you see her employer's name there making deposits?