I dont' know that I would make it a regular thing that they come to expect but it shows some good faith on your part.

Will the tenant forfeit the security deposit? 

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

So in short going with that company that does such a "bang up job for 1% of the price" would result in the management company charging you more.its funny in Oregon or at least with the lease I used..  3 day notice to quit needs to be send regular mail not certified.. or posted.I sent one certified one time we get to eviction court and I had to start all over because I did not send it through regular mail.form then on I just hire an eviction service who knows the rules.. 

I'd also require a 2 month security deposit, but that's just me.

Add this as an item to check during our regular inspection routine2.

I’m really trying to secure my second investment property and the tax/landlord friendly state seems like a good idea, just as long as it’s not in the “hood”.

Since states have different requirements for credits and deductions, I'd check what KS offers..Once all this is securely in place, then I'd start looking for first deal. 

Or secure a HML for the remainder needed?

At the very least have conversations on the phone.That being said with new types of securities exemptions 506 (c), Reg A+ and CF now available there are significantly more opportunities to reach new investors who are in return trying to find quality sponsors.