Many states are very strict about security deposits, sometimes with triple damages.

Did you get any additional security to guarantee repayment? 

You have receipts for the work you did not perform yourself (I believe).  

@Youssef Menkhour congrats on securing your first property and negotiating on your second.I agree that landlord expect a negotiation after the inspection (as they know the repairs that are needed) but there are a few that wont budge.

These are really great for going back in time and looking how markets have changed and performed historically.

I'm looking into purchasing a SFH in a local college town that needs to be rehabbed and perform a BRRRR with it (Buy, Rehab, Refinance, Rent and Repeat). 

Most Hard Money Lenders have a minimum of $50k.Here are two good resources to find lenders:https://www.scotsmanguide.com/Residential/LenderSe...https://privatelenderlink.com/You can bring in a private money lender to provide the $25k secured by 1st Trust Deed.Where is the property located ?

Yes you should have a written and signed agreement with them as to what work will be performed, and how they will be paid.

I would probably not consider a deal in Grays Harbor unless it would perform close to the 2% rule (probably at least 1.5%).

Without bringing up the lease again and aggravate him even more as he wanted to talk to his attorney (according to what he said/presented he is a kid with rich parents with attorney), what some other ways to minimize the situation (ensuring no random security issue / damages on house and car), get my garage and driveway back, and get him to leave peacefully as soon as possible?