Get them to take action fast once they receive your package.

I have the rental agreements to verify the rents but for some reason, the seller does not want to provide the tenants' security deposits (set to $0 in the unsigned estoppel letter).

If I don't fill the following month I will use the security deposit to make up for losses.  

(I would if they want that as part of their loan package, but I would do my own pro-forma and check the calculator, making adjustment to entries for their calculator to provide similar results, you should always put your own pencil to your financing requests. )Be conservative with income projections, debt coverage ratios are a minimum of 120/125% and may be higher by location, type of project, experience and asset coverage. 

We also give gift certificates/coupons to these businesses as part of our "move-in" package we give each tenant.

As I said before, if they are pooling money with little or no investor control, it is a security under SEC rules and needs to follow the rules for a security.I do not have a turnkey business, but happen to be selling a turnkey property if you wish to contact me. 

Security is a hard thing to leave after being with the same company for 22 years.

In the middle of 2016 projects under $1M will start to become available for non-accredited investors with federal securities exemptions.  

I've had places with flaming code violations that managed to sell and close because the appraiser didn't know and the town didn't check for those specific issues (I'm thinking specifically of furnace issues).If they're just backyard projects, they may just need to be cleaned up and made safe/secure before closing.  

If you have a recommendation that fits this then by all means I would greatly appreciate their info and would give a healthy kickback once a lease is secured.