We use the RHAWA lease agreement, if you are not a member of that organization or WLA, I would recommend you sign up.In the RHAWA lease agreement (not Seattle specific), it states that security deposit can be used all purposes including unpaid rent, damage, cleaning, late payment, utilities, keys and other charges.It is never a bad idea to pay for an hour of an attorney's time to go over any of these concerns and then you can be confident you are following the law.

Negotiate directly with sellers, are you using an agent, let them do that for you.

I am mostly interested in buy-and-hold deals of SFH up to $150K.I would be happy to get to know agents working in the area and start building a local team.

Formally, you'd use a closing agent, such as an attorney or the closing dept of a Title company. 

I think the more interesting aspect of this entire decision is with the Buyer's agents.

My real estate agent brought in a mortgage broker to work the best loan he could get me.

I invest heavily in this area as an agent.

As for value, have you talked to in agent in the area that knows the market?

While this is true it is important to analyze the market as a whole and understand if it aligns with your goals.I am an agent and investor in the area, and would be happy to give you my insight on the market and what is happening right now.Reach out anytime!

I also have an agent and contractors that walk properties for me as needed.