A key detail of the form is that all tenants agree that the deposit remains with the rental ( in a remove/replace situation) and that the new tenant and old tenants need settle the deposit buy in buy out between themselves and that the deposit return check will be made out equally to the tenants including the new ones and it is not my concern how they settle it.  

Check the tanks and heating systems, because that could cost a pretty penny to replace.Also, make sure you account for the last month and security deposit handoff !

I would be asking for at least 3 to 5 years terms with 0 down with a balloon at the end of term.The exit I am thinking is looking for a Tenant/Buyer asking for a sales price of 390k with 30k down non refundable deposit. 3k worth of rent and a balloon at the end of the term I get?

You'll need to raise much more than that because you'll have to cover closing costs, syndication costs (remember the attorneys we talked about), any needed renovation or deferred maintenance that needs to be corrected, the first year's insurance will have to be pre-paid, utility companies will require a deposit (and for 100 units it's not a small deposit), the lender's tax and insurance escrow will have to be funded with a couple of months cushion, and you'll need capital reserves so cash flow isn't too tight. 

We got our deposits back, but we lost all of the legal fees, bank loan fees, survey expenses, personal expenses, etc. that we had invested in the deal.  

When you collect a refundable security deposit, is it 100% refundable?

I’m otherwise at risk of losing 25k earnest deposit

I signed my deposit over from the back of the brokers SUV!

I just opened a business checking account to deposit 6 months of mortgage, deposit the monthly rental income, track all expenses, and pay the mortgage, which I should’ve done from day one.

Agents can spin or omit crucial details in order to get paidI hold an open house on weekend or whenever is convenient for me and give prospects a 4 hour window to see property.I find when tenants see competition you tend to get property rented fairly quickly.Little things like prospects calling, emailing, signing contacts, sending deposits, when they say they will can give you a pretty good indication of the kind of tenant they will be, and if you combine their integrity/actions with the things I mentioned in earlier post you should be good to go.