In PA usually it's within 5 days after the contract is executed by both parties. 2) In general the seller will get your deposit money at the settlement:a) No.b) In most cases. 

I can afford it... just would rather put the extra money into the next deal. 

Usually when someone has put in writing to you that they have moved out, turned in their keys and rent has not been paid, it is typically now in your possession.

ie do you have to pay any extra for maintenance/capital expenditures?

He said it’s an very unusual request and due to federal laws, I needed some form of documentation for anything extra being put on the HUD statement.

The monetized installment sale is usually a good strategy when someone has a big capital gain and they don't want to exchange (or even reinvest in real estate).

The owner just repeatedly paid the (steep) fine and returned to business as usual few weeks later.

What would compel a landlord to take on a tenant without a lease (other than extra rent)?

Usually your broker provide an extensive training - you don't need any paid coaches.If you're currently with a small broker, try to switch to big chains like Keller Williams - they have excellent training.No need to pay for training when you already paid for your RElicense.I used to pay for Zillow/Trulia/Realtor leads - it's useless, almost 0% return on my money.When I switched to big brokerage, I've got so much training that it all worked.

Mine are outside the city in the sticks in the mountains so websites aren’t fantastic but they st least have phome numbers of who to call and in my market that conversation usually goes something like “what’s a permit?”