Since mid August til now I have lost 5 tenants, well two left deposits and moved in prior to the month.

(I guess that's what the $3K to $4K deposit is for)(3) Is it difficult to find private money @ 12% over 5 years to fund these deals?

The state doesn’t have rent control laws, but landlords are prohibited from collecting more than one month’s rent for security deposits.

Landlords can enter a tenant's property for a variety of reasons, including: Making repairs or replacements Responding to a tenant's request Removing unauthorized window coverings Preventing waste of utilities Changing filters, testing, or replacing smoke detector batteries Inspections Helping with an emergency inside the unit Posting a notice of eviction"Research your state laws because some of your comments indicate a lack of understanding of the landlord/tenant laws where you are operating (like threatening the tenants to keep the security deposit if they don't respond to you, I doubt that is actually a valid reason to keep their deposit, or evicting for late payments, or charging the tenants for your warranty repairs because you missed your 11 month inspection window which was your responsibility, and it looks like your lease says you can charge up to 18% interest for unpaid fees, is that actually legal?).

Only thing better would be initial deposit and then paid in full upon Certificate of Occupancy and punchlist complete.Of course, standard items should also be checked: licensed, insured, willing and able to pull all required permits, reference checks.I would also commonly avoid the cheapest bid you get.  

Hopefully, they don't go bankrupt lol - In order to get started with the process, I have to pay $1000 deposit. Fully

From mid july I started noticing I have not received any deposits and I thought it might be a delay since it is a new property.

Some landlords report that it regularly takes around six months to start receiving direct deposits from the government.

The seller’s most recent counter-offer was 90k for 30-40 day closing with a 10k non-refundable earnest money deposit.

Yes, if you know the lenders who do not care about seasoning, no if you do not or get the money and season it so the deposit can't be seen.Now, that is a nightmare scenario and let me tell you why.