I'm unsure if I can include that in her monthly income as I'm sure it fluctuates and isn't something I can truly verify because it's not part of her paycheck but a separate deposit every month.

I equate that to a guest breaking a plate or staining a towel, it's not like I'm going to try to charge their deposit for such a small expense.What about if you placed an order at a restaurant that was the equivalent of 8% of their yearly sales which is what a 30-day stay is for a host.

I have a couple rentals where the tenants cant get cashiers check from their bank to pay rent and money orders need to be signed before depositing?

I usually just say get out, you lose your deposit and leave before I file.

So basic economics...less demand...lower price/lower rent.While no deposit is attractive to many renters, the $150 admin fee is offensive to many. 

Hire a eviction attorney, keep the deposit 

After sending them the security deposit deduction form; they balked at some of the items claiming they were not responsible.

Don't wire "upfront/deposit money to a lender EVER.....seriously don't3.If it feels weird....something probably isn't right.  4.If it sounds too good to be true, it probably is. 

Also, get something signed saying that the seller has to send the direct deposit from HABC to your address if the rents deposits don't switch over to you in time before the 1st of the month.

You could advertise $1295 as suggested and maybe get another $25 for Fluffy on the back end or a NR pet deposit .