I seem to read a lot of news articles on new assisted living projects being financed with Tax Increment Financing (TIFs).  

I understand it will be non refundable, and the rest of the deposit along with rent should be received upon signing of the lease which will be July 15 (I will prorate the rent)Is there wording available I can use when I draw up the document?

If $600.00 is simply for the Articles of Organization without any other document then it seems a bit unreasonable to me.  

Good news, we have been approved to convert the SFH into a duplex!

They also have an old way of communication for example you can not email them document.

They typically use a shorter document (in WI it's currently 9 pages long). 

That is wonderful news - congrats!!

Plenty of great news for you here.

How do you document the condition and handle enter\exit inspections?

Well, what most licensee's do in California to establish their non-agency status is to simply include a statement in the purchase offer or closing documents that the buyer is a licensee acting for their own account.