Unfortunately, when a tenant abandons a property, you miss this opportunity:RETURN OF POSSESSION & REFUNDSLandlord: _______________________________Tenant: _________________________________Rental Unit Address: _____________________The tenant returned possession of the premises (as stated above) to the landlord on the date of ____________ and attests that they have returned ALL sets of keys to the landlord.The tenant attests they have removed from the property all personal belongings.If anything was left by the tenant and later found, it shall be stored and/or disposed of by the landlord as per law.Security Deposit:As per agreement and as required by law (RCW 59.18.280) within twenty-one (21) days after the termination of the rental agreement and vacation of the premises or the landlord’s learning that the property has been abandoned, the landlord shall mail to the tenant’s last known address a full and specific statement of the basis for retaining any of the deposit together with the payment of the refund due the tenant under the terms and conditions of the rental agreement.The tenant paid a security deposit of ___________, which will be considered for this purpose.New address provided by tenant: _____________________________Telephone provided by tenant: _______________________________Landlord Signature/Date: ____________________________________Tenant Signature/Date: ______________________________________[Feel free to modify this form for your own use to be in alignment of the L-T law for your jurisdiction.]Good luck!

I did a deal once with very little money down but it was so attractive to the investor he let me retain nearly half the equity/cash flow.

If a Grantee doesn't sign the deed, and refuses to take responsibility for the property, the Grantor still retains all responsibility for his share of ownership.Think about it -- if that weren't the case, Stephen could quit claim the property to YOU tomorrow...do you think you'd then be responsible for the liens/encumbrances?

None is this is free, using us, or anyone else, and the internet or a book is not a substitute for retaining expert consultants and/or attorneys.Chris has spent time and money to learn what he did not know,so he is aware of some of the options, and the pitfalls.

What he is claiming is that it is improper for me to retain security deposit for motor vehicle damages.

You can do this and still retain control of the LLC.

ALTA has restricted settlements on the same property within a close time frame requiring good funds be available in escrow and on deposit to close a transaction before title can be conveyed.All states have "escrow account laws" that follow Generally Accepted Accounting Principles (GAAP) as to how funds in any escrow or trust account may be deposited, retained, accounted for and disbursed and how any interest on such accounts must be credited if interest is allowed.Title cannot be transferred to a buyer without full consideration having been paid. 

It's valuable to know the games that the borrowers will play to stall FC and I've heard of other attorneys taking retainers like you mentioned in your reply.

The leaders in this area don't compromise on retaining the neighborhood's look and feel. 

I agree with @Kathy Henley You definitely need to know what tenants in that particular area value, and give them a little something extra if you are going to maximize rents, and also lease more quickly and retain tenants longer.