With regards to the vandalism, I've already thought of using temporary security systems when a unit is vacant in the future (hopefully that puts me on the right track if I'm asked for an explanation). 

Related to that last point and true whether you use one or more QB files, I create a unique category for each note.Because I have ZERO creativity, I use the address of the collateral securing the address as the category.  

I would fill out and send the Security Deposit Disposition letter which would account for you keeping the SD.

Texas is a non-disclosure State so sales prices are not readily available through public records.

As pointed out in other posts, selling securities is a taxable event in taxable accounts.

Something my ******* mortgage company could have let me know a month ago when I submitted all the gift letters and bank statements, etc.Anyway - before I get too far gone here, this is my question:Closing should have been on Tuesday - seller is accommodating and is ok with me working on securing funds for mortgage.Is it too late to approach them about owner financing?

*An RIA must be licensed with the State Securities Division, or in the case of California the Department of Business Oversight, which is in the state where your home office is located.

I have a hard move-in date that the tenant must adhere to, but if I cannot provide the unit to them within 14 days (outgoing tenant holds over, tree falls on building, destructive fire, code violations, etc.) they can walk away free and clear, or delay occupancy (their option).The money they are asking for in advance is absolutely par for the course; I require first, last and security deposit (as well as any pet fees) to be paid before I will even sign a lease with a prospective tenant.Maybe someone who is more familiar with HOAs can chime in, but it seems possible that they would have their own bureaucracy that they would subject their owners to.No legal advice given.

Maybe look into a private or public reit where your parents don’t have to work as hard in retirement. 

I agree with the other posters, secure a job right now because it will help you qualify for a loan.