Off market deals usually have nonrefundable deposits and a clunkier process that isn't as suited for out of state people until they have good contacts in the area to evaluate the property (mostly contractors that feel comfortable evaluating projects for you).

I don't rent furnished and others may be able to point out where this is flawed, but I would consider renting the furniture SEPARATE of the unit because that may allow you to collect a deposit on the furniture.

It does sound to me that a lot of that work should have come out of the tenants security deposit 

So someone who lends based on deposits and relationships rather than a broker who would sell your loan.

I just had tenants move out of my investment property (duplex) without paying for the last month's rent, and the damage they inflicted onto the property exceeds their security deposit amount.

. $1,500 of the $3,500 is a refundable recycling deposit so total should be $2,000.

All deposits and rents are collected through RentRedi. 

I don't care what the reason is; once they put the deposit down, they are under contract.

deposited in a demand deposit account?  

Investment returns automatically deposited on a regular basis.