. - Looked at the property tax.

The use of the accelerated depreciation strategy helps real estate investors to reduce the tax liability immediately which therefore increases their bottom line due to the offsetting of income.

How exactly do you file taxes when you have a 9-5 but also generate income from self employment?

There are lower priced properties that will still rent at a nice profit market when including mortgage, taxes, other expenses.

Looking for a little help, I have purchased several properties from wholesalers, done over 20 personal deals, and work at a wholesale brokerage in AZ where I have acquired and sold almost 100 transactions in the last few years, so I understand what a non refundable deposit means but this situation is very different than what the wholesaler presented. 

A lot of students get their grants, scholarships, or loan money in a lump sum at the start of the semester, so if you can get them to pay you a semester in advance that works out nicely.5) My rule for security deposit is nothing gets refunded until everyone moves out. 6) I would set rules about "quiet hours" and guests.

So essentially you can legally (consult your own tax pro!)

So the seller receives wire same day so there is not much of a difference.A seller should not care about a 1031 because a 1031 is a "Tax shelter" for the buyer not the seller.

They certainly would NOT have agreed with a "...yes, you're right, Sorry, let me refund you. 

If so, then a spreadsheet could probably do.Also do you do your own taxes or have a CPA?