We encouraged the owner to get security doors installed during construction when we were in negotiations but it didn't happen. 

It cuts down on the tenant payment and puts a higher ceiling for landlords on damages than a security deposit.Add in that I'd think insurance would give good (no claims) and bad (lots of claims) tenants different rates which would encourage good behaviors.

There are many times I encourage lowballers to keep looking.

Build your new relationship to make your Tenant feel comfortable in their home which will encourage future lease renewal/extension.

I doubt using STR assumptions for any of your pro forma's will be meaningful. 

Make sure you understand all of the rules around prohibited transactions and disqualified persons.Typically, I encourage people not to use retirement funds for their FIRST real estate deal. 

Thanks for the encouragement!

Read some articles that encourages to use it to slice down your Principal mortgage, some would use it to buy rental properties, and some just hates it.

Thanks everyone for your encouragement and help!

Escalation clause is encouraged to be included in offer.