If you care about financial security do not give up your job.

All required from you is a security deposit to waive off the need of a collateral.

BL we drew up a document that said I had X days to perform Y repairs after closing, to put the property within the VA criteria.

If you look at the 2008-2009 downturn, it was one of the best performing asset classes so that supports it's recession resistance.

On 7/28/18 I got a letter from her stating she was not returning my security deposit of $2,100 due to repairs the apt required.

The fact that it is in foreclosure means little except that you may be in a time crunch to perform and that you are dealing with an extra sensitive situation and distressed owner/borrower.

No biggie, I'll just add it to an itemized list and take it out of their security deposit. 

The current owner says the current tenant must have done that and that I should take it out of the security deposit when the tenant moves out.

My question, as this is my first time leasing a commercial space, is what is the average security deposit to ask for on commercial leases?

Seller agrees to finance $x of the purchase price at y% per annum payable in equal monthly installments of $z and secured by a first lien deed of trust.