If they didn't reimburse me I would deduct it from the 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.

I would also suggest that your property manager collect one single check for their rent each month and that their security deposits are not split up. 

Won't they ask questions if they see an unusually large deposit from someone?

I'd also advise everyone pays a non refundable deposit because no one ever admits to being the one who caused the damages.  

, looking to buy somewhere around August onward but happy to get in earlier if plausible, will have somewhere in the $40k USD deposit available at that point with the potential to get substantially more but the desire to use less and stretch it as far as I can across multiple properties if possible.

Unfortunately, we had already done a small separate area that was going to match so we felt like we were stuck with that tile. 

Should I charge the cost of the deadbolt to the tenants deposit?

I was thinking if she can’t afford to pay for it that I can take it out from her security deposit.

Find at least a few different ones that are completely unrelated to the selling agent and see if what they say matches up with what he’s telling you.