I know I need to do a final inspection and tell them to return the keys and I return the security deposit. 

(Must be in another area, lol).As an agent, and a property manager, (both specializing in commercial property), I would recommend the following only because seems like an off market property-1- Viewing the leases making sure current owner can sell as there is no ROFR.2- Any security deposits.3- Confirming tenants are paying with either an estoppel certificate or simple as viewing deposits. 4- I’m sure the title search will come up with CO on legal commercial with 4 Resi.

Low skilled migrant workers also fled or were turned away at the border so our Farms have had to Automate. one Strawberry picking Machine can now do the work of 10 workers using Computer Vision.

Why would someone lay out their money to you if you don't have data and evidence to support your deal flow in the past so they can feel secure about the future?

Security deposit amountYou can find plenty of examples by searching for "tenant estoppel certificate doc" or exchange "doc" with "pdf" for more options.Here is an example and explanation: Sample EstoppelSome have a lot of legal jargon but this document does not need to be so detailed.

No security deposit, etc.

Hopefully you have it in your contract that you get prorated rent for Nov and the security deposits transfer over. 

But it seems like securing financing for this kind of deal would be fairly straightforward as long as my financial situation supports it.

This can be to your advantage, allowing you to purchase near that border as Decatur inevitably sprawls outwards.

Also, the town/area this is in, is in deep South Texas, very close to the Mexican border, you can get to Mexico in about 25-30 minutes depending on traffic.