You have to build a foundation of trust through your past clients, your social media presence, and your honesty and ability to educate.The problem with the agents who are here with you guys on BP is that there is nothing to say they are really investor-friendly agents.

 There’s a funny Key and Peele comedy sketch called “ You can’t con a con artist when you’re also a con artist” where two scammers try to scam each other without realizing the other is a scammer.

Or even interesting to think about the ability to charge late fees. 

I have private money family friend who wants to fund multiple investments and since I come from the construction industry they are confident in my ability to rehab properties.

One approach is to emphasize your reliability and track record, showing that a lower EMD doesn’t impact your ability to close deals successfully.

Even if that is not your intention, the IRS could decide that is what it was which would mean that the seller would have lost his 1031 ability since he "sold" you the house when he accepted the first payment.

Quote from @Michael Daley: This is why I'm thinking more about taking the STR route until I can refi with a better interest rate. 2 units (2/1) in a good area at $1.3 with some ability to update and has a garage or ADU capability would work if we can get $5000 per month for each unit.$10k STR rent on $1.3m property at 80% LTV  will be negative cash flow when properly allocating for all the expenses.  

It discourages new landlords from entering the market and limits the ability of existing landlords to adjust rents to match rising maintenance and operational costs.

There is good leverage and leverage.I grew up a cash investor and was scared of leverage, but it limited my ability to buy more properties.

You deduct what you can from the deposit and charge them for the remainder.If it takes longer and the deposit won't cover the losses, send a bill to your departing tenant and give them 30 days to pay.