Instead, you’d likely look at commercial loans or portfolio loans.

Are they renting at market rate, or is their rent low?

I have a hard money lender at 10%, who will amortize at 30 years, with 5 year balloon so a potential loan of $200k is in the works.

I plan to remove the entire carpet and put a different type of flooring, so I'm unsure if I should actually deduct anything at all. thank you and im excited to begin my real estate journey!

The second are investors who want it at a discount.

I could transfer my current job there at a similar pay rate, which is the main reason we’re considering it. 

At no time was I informed that what I was doing was going to cost money.

I'm considering buying another house because I am approved to get another, and I wanna be in a nicer area with a nicer house for the baby obviously it's not a necessity for me to move but me and my girl would like to.My question is should move out and buy a 3 bed 2bath house that I could rent out down the road when I PCS ( move duty stations ) because I will be here for another 2 years, the house will be around 360k and my interest would be around 5.6% at a fixed rate.

Assuming the leases clearly state a security deposit amount, the seller knows that the tenant will be wanting a refund when the lease ends (after closing) so should be an easy reminder that you need those funds credited to you at closing from them to refund to the tenant when needed.If the seller spent the tenants deposit, at least the credit to you at closing comes out of the sales proceeds (seller just nets that much less at closing) and assuming they have sufficient equity should not be a big deal.  

For me, the most common deal-killers are title issues and sellers getting cold feet at the last minute—especially with off-market or inherited properties.