Some banks will include it in your DTI prior to the 1yr mark w/ proof of lease agreement and deposits. 

Developer says we can put a refundable deposit down. 

Here's what I'm thinking:  1)  Find a buyer (already have someone interested) and complete an assignment contract and have them give us a deposit - making sure they have sufficient POF.  2)  Ask escrow to add the new buyer to the contract.  3) Have the new buyer wire the funds to close escrow. 4) Record a grant deed from our company to the new buyer in exchange for the balance of the assignment fee. 

But your contract with a $10 earnest money deposit, backed by zero intent and willingness to close, does not create a real equitable interest, it creates the form of one so that you can try to evade the licensing laws.  

You'll have to paint and make other upgrades and repairs when each tenant moves out, not all of it will be covered by (or applicable to) the security deposit.

This Contract Payment is NOT A SECURITY DEPOSIT. _____________ Lessee’s Initial.8.

I am growing, so it is difficult to sustain.I am looking for service or system that allows tenants to deposit at local store directly to my bank and online direct deposit.

You can add a substantial non refundable deposit to your contract, so if they back out they will lose their deposit.

This particular contract starts like this:The undersigned assignor, having executed a contract dated ____________ between __________, contractor and ________________contractee for a purchase price of $ _____________, concerning the property described as _________________________, hereby assigns all rights to said contract to _____________________, assignee in exchange for compensation in the amount of _____________________________, of which ________ non refundable earnest money deposit which shall be credited at closing as part of assignee's compensation costs.

my situation right now is i do all the legwork. my realtor and i find the properties. we walk the properties and come up with a rehab price. the deal is given to the investor, and if he likes it he buys. he then deposits the rehab $ in my account, sometimes in increments if its a larger flip. the property gets sold. i get 10% of profits. only other $ i make on the deal is if i have time and do any of the physical work, then i can pay myself.walking anywhere from 10 to 40 properties a weekarranging and making deals with suppliers and workers to keep costs downtaking responsibility for project getting done for the amount i quoted it to bei wouldn't consider doing it for a nickel less than what i am right now, and often times that isn't enough.