Also, her dog has peed on the carpet can I take that out of the security deposit ?

People who cannot manage their money properly will never come up with first+last+deposit, no matter how much money they are making. 

HAve seller complete sellers disclosure document, sign a sales agreement, perform any inspections detailed in the agreement, deposit earnest cash with closing agent to open escrow.

All units are currently rented, however, I just received the leases from the seller and there were no security deposits or last month's rents collected.  

If that produced deposits I was happy to receive, I jumped in.As I am B&H, I didn't look at the time required to payoff. 

We are full-go from the first instant, the first phone call.  

.), etc.If tenant in place: strong lease terms, proof of payment history, screening criteria including personality screen, security deposit & last month rent held, annual lease term, etc.  

I always get an estoppel agreement during the buying process so that I have the consensus of both seller and tenant as to whether there is a written lease, what the rent amount is, whether there is a security deposit and whether the landlord or the tenant owns the appliances. 

We're an instant gratification world. 

The only part of the transaction you may have to use your own money is for the EMD - Earnest Money Deposit - to give to the original seller.