I let her do 2 months rent (the deposit plus a month) and she clean up before she left, and we'd call a clean split, I would take utilities back over.

If your HML is keen to keep lending to you, wouldn't you still have enough cash for another 20% deposit for ANOTHER similar investment, straight away?

You should have in a contract that you will be putting up an initial deposit to make the contract legal.  

Where people have trouble with this approach is when their deposit-getting loans are NOT backed by existing equity; because Lenders do require to know how much they already owe, vs how much they're worth.

It is amazing how little it takes to Control so much.Some of the words and concepts that can be used when trying to create that great transaction-----Right of possessionDelayed settlementCheck fundsContract candy - buyer incentives Meeting of mindsBanking daysAssignment Release of liability Hybrid offerAbsolute auctionSubordination Stutter clauseSubstitution of collateral Principal mortgageRight of first refusalSplit notesChattels for deposit and tradeFront porch clauseSeller participation Bidder buyers bonus Tax deferredPiggy back transaction Seller refi for take overShort joint venture Option buy backCreating financing works better than conventional financing all of the time.One of my favorite formula is Control & Roll - a method of Contolling real estate with a skinny contract offer and fast turn over for a cash profit.JD --- I hope some of these ideas will help you in search for profits.Charlie

Hey @Isael Galarza I normally put $100 earnest money deposit and have put as little as $10.  

For example you hold on to the land while they get plans approved and they pay a premium with a non-refundable deposit.

@Daniel Grimsley sounds like you have a Class C tenant.They are probably planning on saving the rent they owe you to use to move and pay first month's rent + security deposit on a new home.Why didn't you start the eviction process when they didn't pay May rent?

., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)

You can develop a simple chart that determines whether you require an increase to the deposit, an increase to rent, pet fee, etc.