My leases state that any monies the tenant owes (fees, utility bills, etc) are "payable AS RENT" so that if a tenant does not pay that amount when the next monthly rent is due, I can take the appropriate actions the same as any other unpaid rent situation.

This particular time they were giving me grief because my contract doesn't state I need the deposit right after signing the lease. 

Like you said it's more impactful to lower priced area ; state that doesn't offer dual agency and most homes are purchased with FHA/VA. 

Some states can't have dual agents.

:-|I'd go to your state Division of Banks & Secretary of State, looking for their Licenses, Filings and maybe Complaints.

Are you licensed in the state where the property is located?  

Florida has just passed a state law defending landlords against squatters!

I personally wouldn't do this with the current state of the market unless you are doing value-add.

Every $100k in gain up to the limits, $250k (if single) or $500k (if married) will save you $15k in federal taxes and I’m guessing $5-10k in state taxes?  

What state?