Unless you live in a state where deposits have to be kept in a separate account (google) I would open 1 business account and a credit card for the rental property. 

Get an approval letter from a hard money lender or a bank and post a non refundable deposit that in the event the deal doesn't go through the money is forfeited to the foreclosing lender.

That is going to cost you $500 / hr with a $5,000 retainer. haha true thatAnd we can hardly get investors to commit a $5,000 refundable deposit on deals as part of our pre-qualification.Tried offering something similar but never focused on scaling personal consulting so it didn't fly.Was never really interested in the voodoo boodoo guru BS Instagram promoting, etc...But I do believe in selling your time and not courses, seminars and all that mumbo jumbo heheThanks 

small community bank where the assets are located is where I have had success at a little over normal bank rates.. but keep in mind we had significant deposit relationships  7 figures etc..

You may personally lose capital if earnest deposit is nonrefundable and if you pay due diligence costs out of pocket.

Pay Near MeI dissuade in person payments by adding a fee to my leases if I need to physically collect rent and if they give me a check or money order I use mobile deposits to avoid a trip to the bank.

The parents will co-sign the lease and pay Direct Deposit with First, Last and the only guarantee you have in Rentals, a Deposit. 

If you can't find a buyer soon enough then you will lose your Earnest Money Deposit.   2. 

There is also a Bank statement loan but that would require 10% down where they use gross deposits instead of income/taxes.  

If occupied then the buyer and seller come to an agreement as to how that is going to be handled... seller rent back for a certain amount of time or buyer to inherit the tenant with all of the documentation that goes with that, rental application, lease and security deposits.