The home is for sale in "as in" and "cash sale" with "ZERO earnest money deposit" under a standard "Louisiana Purchase and Sales Agreement".  

RISK OF LOSS:If subject property is damaged prior to transfer of title (any, Buyer has the option of accepting any insurance proceeds with title to the property in “as is” condition, or of canceling this contract and accepting the return of the deposit.

The security deposit will not cover even 50% of that expense. 

Take a security deposit and treat it like a normal rental.Ensure wording is included that would include clear stipulations on what will happen when things close or if for whatever reason the deal falls through.

They provide contracts, direct deposit, maintenance requests, property postings etc. 

Carpet is not the greatest color but in excellent shape except in 2 bedrooms where it doesn’t match and is older Is it stupid to rip out all the flooring and lay down tile over the entire house?

Carpet is not the greatest color but in excellent shape except in 2 bedrooms where it doesn’t match and is older Is it stupid to rip out all the flooring and lay down tile over the entire house?

Look at properties that are similar to yours that have sold recently and match the level of rehab that they have.

@Chris Park require a one time pet fee, pet deposit, and pet rent

Remind her that you’ll return the full security deposit if the house is clean and all trash removed.