Been analyzing properties for practice using the caculators.Open to markets outside of Maine with the right connections in those areas.

Spend time understanding how deals actually work in practice - cash flow, financing, taxes, and exit strategy - before committing capital.

This has served me well and is still the best practice in my opinion.However, even with being what I consider quite dilligent scammers can still slip through. 

Quote from @Madeline Holland-Jackson: Loan guys is a third party loan processor that engages in fraud and predatory lending practices.

I really like Kevin's approach, it is practical and gives you a chance to get familiar with every line item.

Moreover, if you are indeed serious about wholesaling (most people say they are, but then stop once they realize how hard it is), start by practicing deal analysis religiously. 

Not hypothetically — practically.

Documentation is everythingStrong agreement on the importance of:Move-in photos (date/time stamped)Move-out photosMove-in inventory/checklist completed promptlyClear, itemized deductions tied to actual repair costSeveral noted that good documentation dramatically reduces disputes, even when charging.Repeated Best Practices That Clearly WorkSet expectations early (this came up a lot)Multiple people described this as a game-changer:Define wear vs damage in the leaseRequire move-in condition forms (often within 7–10 days)“Plan for the divorce before the wedding”This reframes the deposit as:Protection against damage — not a repainting fund.Don’t let tenants do repairsSeveral landlords:Tell tenants not to patch holes or fix drywallPrefer to handle it themselves to avoid bad repairsOnly charge when damage is truly extremeBudget for paint and light spackle every turnA very consistent message:You should expect paint and minor drywall work every turnoverDeposits are not meant to cover routine refresh costsOwners need to understand this upfront to avoid frustrationContext Factors People Consider (but don’t abuse)Mentioned multiple times:Length of tenancyNumber and age of occupantsOverall condition of the unitWhether damage is isolated or widespreadBut even with context, the dominant rule is still:Would this look fair to a neutral third party?

That will tell you how closely their approved rents track HUD’s posted FMRs in practice.

Best practice would be to have a new lease signed.