Take first, last and security if you can and try to get a parent or co-signer if needed.

Should I focus on securing the down payment from Investors first?

I have a question about closing costs...I've reached out to 4 lenders and secured pre-approvals with each to compare their rates, fees, etc.For a 25% down payment with 1 point on a $200,000 investment property, they're estimating closing costs between $7000 and $8000 (which includes prepaids, insurance, etc.). 

Since the equity is not helping you gain anything outside of security if you are comfortable with a little of risk on the property you could leverage to increase your income.

I would now like to try to collect unpaid utility bills and damages from a tenant, but I do not know where to start.Here's where I stand...The tenant moved out on July 31 leaving unpaid utility bills and damages of $723.29 (in addition to his security deposit).

I’m considering placing Section-8 tenants as well and was wondering how the security deposit or additional pet/service fees are handled- tenant or agency?

So if your plan has a high probability of success all the way out to age 100, then the probability only increases if you only live to 85 or 90.Also, with younger clients, I tell them to plan as if Social Security will not be there for them at all (note: I do believe it will be around for a long time, though it will likely look different 30 years from now than it does today, which may mean decreased benefits versus what you could expect if you retired tomorrow), and build a successful plan that way.

The template allows you to use the lease for several properties & when the lease is sent to the Tenant for signing, you can put the rent amount, tenant name, security deposit amount, etc and it will be populated into the lease automatically.

So I was happy with that.That being said and back to your facts @Michael Hooper I think you can claim the $600 from the security deposit because they left trash out.  

See court cases where LL are successful sued for not providing adequate security or failing to provide a habitable living environment.