Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

deposit your money into a joint account, let it sit for 60 days, and a bank will accept that as your down payment, without prying too deeply about where the money came from. 

We refi'ed at 80% and I ended up depositing my check of $30k in the bank just the other day.

They're going to ask if any of the downpayment is borrowed, and will question any large deposits into your bank account.  

The security deposit must be in an interest bearing account. 

We charged an extra $20 per dog and a $200 pet fee in addition to the deposit. 

Of course, I tried but she didn't give me any rent before the closing, and I prorated the rent and sec. deposit from day 5-30. 

There are s lot of sad stories behind wholesaling… deaths in the family, divorces, etc.  

Make it clear that if the house is left in good shape they will get their deposit back (but if it's in bad shape or rent is due that will be deducted). 

I"m keeping their deposit