I can also assure you that I have, and will continue to investigate every aspect of this property with proof not just the info provided by the seller.

While this is not full proof it will work 95%+ of the time.

They are not thinking very kindly of you during the holidays to begin with.If, in between the hurdles of those two checks, they should get a $25 gift certificate to Pottery Barn or The Spa Store, that's immediate proof that you don't understand what they've gone through, the life sacrifices they've made, to get you those checks.

Cancelling a check or pulling back a debit card transaction is harder and requires more burden of proof. 

@James Oey 100% the LVP material (Luxury vinyl plank) look for high mm wear layers, we use a flooring installer that gets the 12 mm commercial and has a 30-year warranty, we are around $5.25 per sf installed, but it will last forever and looks great as well as being water proof.

You should also send a certified letter to the vacating tenant stating the rent has been retained for the missing rent. if you don't have his new address, send it to the house so you have proof you sent it. keep the receipt.

I really think by upgrading the finishes to life-proof flooring, SS appliances, updating the bathrooms and kitchens would let me increase the rents by $400 per student per semester.

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From that I learned to make them send proof of funds for down payment and closing costs before accepting any offers.

I didn't have a problem with it until they were unable to provide proof of employment for him.