Did they post a security deposit with the current owner? 

Once you’ve chosen a new company, they can usually coordinate the handoff, including collecting keys, leases, tenant info, and security deposits.

If you do offer the first month's rent 'free', I'd take an additional month's rent as security deposit. 

She already put down a $4k deposit.

I suspect that full security deposit forfeiture for lease violation may not be legal.  

I am sending rent invoices and they are directly depositing the rent from their checking account to mine.- They had their corporate counsel review the lease and request a few changes.

.❌ No more Collection Appeals Program❌ No more installment agreement negotiations❌ No more administrative remedies❌ No more Form 12277 lien releasesInstead you get:✅ Compelled depositions under Rule 69✅ Forced financial disclosure✅ Court-ordered payment plans✅ Contempt sanctions (including jail time)✅ Judgment liens that survive death and attach to inherited propertyThe estate goes from "problem solved" to "multi-generational nightmare" in 24 hours.

************************************************************************'Landlords cannot increase the security deposit within the first year of tenancy.""

Secondly they may hold resentment if they pay for your bathroom, and later may muddy the waters of making regular rent payments, handling the security deposit, etc.

Coincidentally the list of repairs they emailed her equals the amount of her security deposit.