Quote from @Stephen Bruce: I have a pretty good document I share with tenants as soon as they give notice.

Thanks, I will locate the closing documents and review the lease. 

I think the other commentators have it right - a HML that is willing to take an investment that is small is probably not vettable and not a smart play - however if you have ~$500k or more to put in, then the legitimate more easily vettable firms would pottentially be interested - and you would be able to see the sophisticated setup, documents, structure etc and be able to research accordingly

This was all documented the lease.

Your current setup doesn't really keep your business and personal assets/dealings separate.To do so, you'd need to transfer those properties to an LLC you own or create a new one for that purpose.If there is a lawsuit, I'd imagine that your name, as the owner,  would appear in the documents filled.Just my 2 cents, I am not an attorney, nor a CPA

When the funds have been properly sent, deposited, and received in the account, this document shall become effective.

Gather all necessary financial documents and apply to multiple lenders to compare terms. 

I have a one-page document that the tenant(s) signs that $XXXX is a holding deposit and is non-refundable. 

Document everything. 

Look for real estate forums, legal case studies, or even news articles that document how property owners have navigated similar challenges.Industry Networking: Engage with real estate investment groups or professional associations where members might have encountered similar issues.