We thought that might still be okay, so we looked at other loan options and realized the only other way was for me to put down about $6,000 in total for closing costs, deposits, inspections and surveys.

The escrow company actually direct deposits my money into my checking account.My second property I asked the owner to carry contract for me, I payed the escrow company, we made improvements. 

He'd pay half of 1 of the remaining months (~$850), vacate on the 15th and I'd take the other half of the month out of his deposit ($800).

If you do not want it sorry you lost the deposit.

Also, if someone sends a deposit or rent to the person who posted the ad, it's their own loss.

., if you're saying that so far, your out of pocket costs are $21.5k ($11.5k deposit + $10k rehab), and that a refi would still leave you $12.5k out of pocket, then that just means the numbers weren't ideal for "BRRRR" (which aims to get you all your outlay back). 

I’m not saying this to brag just to say that when you demand a months rent deposit, you can bet I’ll argue against that lol.  

Make sure you get leases and deposits at closing if there are current tenants.

Rents should always be deposited into your business account directly.    

Lender said tenant would have to deposit $$ into my bank account prior to closing in order to show that it's my income & what owner would allow that?!?!