Any recommendations on the deposit/cleaning topic?

The lease had a higher than market rent rate and a security deposit, which was debited from seller funds at COE.

He will agree to give you a small but reasonable deposit and agree to a reasonable rent and future purchase price.  

Offer to not require an increased deposit (you should get their old deposit from the seller held in an escrow for you) if they leave the unit clean, otherwise, you will deduct cleaning from their old deposit and require them to furnish a new deposit with the new lease.I would say that I am not a lawyer nor do I offer legal advice, I would check with an attorney who specializes in rental law to determine your rights and responsibilities, at the end of the day, you sign with a tenant in the unit, you own their lease as it is written.

I had a lawyer who shook his head in disbelief every time I walked in with another contract with "$1.00" as the deposit.

She didn't collect a deposit or last month's rent when they signed the lease.

I always write a 1k check earnest deposit with all my offer.

The problem is that the bank has never done any deals like this and wants a 5,000$ deposit in order to get it under contract.

She signs a two-year lease for $1400 a month and a $1400 security deposit.

@Andrea Tapp  I understand your question and its straight out of wholesaling 101 and your answers are from other wholesalers who come straight out of wholesaling 101.And that is the long escrow periods.. miniscule EM deposits , long due diligence.