He could probably deposit some cash aside from owning the land itself, but i highly doubt if he would like the idea, he would rather roll it in a business than letting it stay in the bank.The end customer is still going to be him, he won't be selling it to somebody, so I am not sure if that mkpakes it much easier or much more difficult getting the loan.If your advice is skin in game, maybe free and clear lot plus approved permits will be the best route, then shop for loans.

The most common one I have run into is a recent divorce/ separation where they don't show or put a deposit and change their mind. 

-Can I open up a bank account under the name of the LLC and deposit the funds into that?

A secured card is one where you put down a deposit, say $500.

It the inspection was not to my liking then I could of pulled my offer after my 10 days and got my deposit back. 

I will say that you absolutely CAN wholesale deals without any of your own money (I've done it), although it helps to at least be able to put down a $500 earnest money deposit.

If she balks, and says she accepted your offer in writing, you have to perform or back out and lose your deposit.

I used their deposit to replace all the carpet and have the house professionally cleaned, at first everything was fine, its been about 2 months now, and the new tenet is complaining of  a really strong cat (probably Urine) smell in the master closet, an area we had the carpet replaced. it is a slab foundation, any cheap tricks to get it fixed, I honestly don't know what to do, I would have thought to hire cleaners or replace the carpet, but both have already been done.Thanks in advance for your help,Nick

Match that with a regular high gloss white trim and you're looking good. 

My optionees deposit payments directly into my bank account so there is no collections and no question of whether payment was made on time.