I just charged a flat fee and they got a discount on title and escrow services I found this to be quick and painless ,, and whats more Safe for me.. except if they never bought it back I end up owning some home in GA I never wanted in the first place..

This seems to be the rule, rather than the exception.

They may allow exceptions?

The only exception I make for puppies is if it is an actual service animal providing a specific service (such as diabetes dogs, or guide dogs) that will be going through specialized training.

Explain to them you want to give them all their money back except that first month’s rent within 10 days of them moving out.

Exceptions are when they cannot be put in the tenants' name (I have that for a few of mine, I get the bill, and the tenants pay me that amount) or if you have two units on the same meter so you don't know how much each unit uses.

I've brokered deals across the boroughs (except Staten Island) and can confirm this - my investors have bought in the Bronx because the price point for the value makes a lot of sense. 

Everything was separated except for the water.

Carpet has never, with one exception, been able to last longer than one tenant for me.

For the ease of administration, I almost always advocate for someone to have an LLC registered in their home state (except for CA residents, unless you don't mind an extra $800/yr fee).