If you do take it with tenants in place, make sure to get copies of the lease, and documentation of their deposits, with tenants' signatures confirming the amount of their deposits, and the deposit money.   

Realtor had to bring hard copies of the application with him during showings.  

Has it passed any inspections (rough framing, underground, concrete, site work) - get copies of inspection reports.   

@Jaki Gandara In addition to the biggerpocket calculators, I highly recommend reading this book: https://www.biggerpockets.com/store/estimating-rehab-costs-ebookThe digital copy is like $17 and we help you a good bit. 

Since my post, my client was buying full-priced higher-end homes, all on one street, and I was able to pre-lease using live videos and virtual tours, set the market rate, higher than the surrounding homes, help him get it made ready, any new additions, shared my resources in terms of contractors, get him everything he asked; copies of leases, deposits, etc.

I think i answered my own question, but i don't understand why they would lay out those 2 schedules I copied in here implying the 2 amounts were additive and total $1.462k is secured.

I actually have boiler plate text that I usually just copy and paste each time, giving people a quick intro and the link to my Cleveland-focused website and YouTube channel... then it basically concludes with “after digging into all of this let me know what specific questions you have”... 9 times out of 10 they say “oh, ok I will dig into it!”

Their still hold the copy of the gate key.

Copy what is appropriate.  

Would you be willing to provide a copy of your GC License, your Certificate of General Liability Insurance, and your Certificate of Workman's Compensation Insurance?