I would not want my kids' names and pictures in a file in a public place with only a teenage lifeguard protecting the security of who has access to it.

Security deposit !

I know that depends on the deal and its particular numbers, but I like that you are helping the seller make more money and you have a guaranteed profit with security.

CAR uses ZipForms; you can buy the software and load it on your computer, or sign-up for online access (available anywhere with internet connection; always updated).

This even makes file keeping even easier because I don't have to have files locked and highly encrypted/secure because they have social security numbers on them.The problem: I never get the social security number once they become a tenant.

Facts:- We have not agreed to anything yet- This tenant has been top quality- The property is a SFR- She has offered to co-sign a 5 month lease (the remainder of hers) for her dad who is recently divorced and living on social security ... for a reduced rent

It would be best to consult with a real estate attorney just to make sure.With regard to the pet deposit, my opinion is that it would be above and beyond the security deposit - but again you should double check with a real estate attorney just to make sure.

If I liked them I would have asked for an extra months security deposit or maybe 2 months and rented to them.

That generally costs us about $10-12 per square foot, or about $15-18K for a typical house we do.On top of that, we'll often paint the exteriors (after doing any necessary siding repairs), replace exterior doors, replace bad windows, reroof if necessary, replace hvac if necessary, ensure any decks are safe/secure/usuable, etc.

I'm not worried about finding the meters themselves, I'm more worried about getting the right software to track water usage and make invoices for the tenants so that I can waste as little time as possible on the bookkeeping.