My interpretation on this letter is to have your buyer's agent send it  but not with  an earnest deposit .

We charge $250 non-refundable pet deposit and $25/month pet rent per pet up to 3 pets.

Tenant (ex spouse) paid a huge deposit including 3 mos rent + 2 mos deposit.

I just recently became a landlord and I've began the process of creating separate bank accounts for my tenant to begin depositing funds there.

The units in my 4-plex have durable laminate in the main rooms, and carpet in the bedrooms.I tell my tenants the % of their security deposit returned is directly related to how much damage and cleaning their unit needs upon move-out.  

Does she have to return the deposits?

Get an estoppel statement detailing the terms of the lease and the security deposit being held from the tenant.

Lastly, this article covers the part where we talk about where their deposit came from... the SF homeless shelter, they scammed them as well.... forged my signature on a few docs, etc. 

As for rent collection, just so I don't have issues/excuses of when the deposit was actually made, I have my tenants deposit directly into my business account at Chase bank.

I'd say that the $1800 security deposit and $50 per person over 18 is the reason it has not yet  rented.