3) How are you complying with your state laws concerning security deposits?

Currently all 3 leases have expired and they are living there month to month with very little security deposit. 

Gracias.So far the only problem I have found is that my small local bank that originally worked fine with Venmo has stopped accepting their transactions so I am working with USAA Bank where I also have accounts to get the deposits transferred there.

Feel free to connect and we can talk offline of the forums to see if we are a good match.

Plus with that zero balance sweep account, all regular deposits and idle funds can sit on your outstanding balance and save you a ton of interest cost as well. 

You could look at your deal and maybe restructure the agreement to count it as "Rent" vs something else, and potentially pay it directly to the seller, or Brokerage, and ask them to put up the Earnest deposit for you.  

I prefer to rent to families with dogs, I charge 35/month pet rent plus add a refundable deposit of 650. 

I know from the new landlord that she has paid her deposit and rent and is ready to move as of yesterday.

But if your issue will likely involve litigation (which, without knowing what your specific HOA issue is, I'm thinking litigation might be a possibility) you will definitely want a local attorney that will be able to appear in court, depositions, and/or settlement conferences if your issue ever gets to that point.

They have payment integrations that allow your tenants to do direct withdrawal, online CC payments, and they can also go to Walmart or other retailers and pay with cash or check and it gets deposited into your account and best of all it’s applied directly to their account in the software.