In this business collection of a deposit is standard business practice.

(a) “Common Area Operating Expenses” are defined, for purposes of this Lease, as all costs incurred by Lessor relating to the ownership and operation of the Project, including, but not limited to, the following:(i) The operation, repair and maintenance, in neat, clean, good order and condition of the following:(aa) The Common Areas and Common Area improvements, including parking areas, loading and unloading areas, trash areas, roadways, parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area lighting facilities, fences and gates, elevators, roofs, and roof drainage systems.

I do have a low interest home improvement credit card at 7% and I have up to 17k to use on that line of credit and about 5k saved.I'm afraid I'm going to max myself out... afraid I'll buy too low and too much work will be needed... or buy too high and not have enough to finish.

However from a practical point of view, as already mentioned, why is someone going to sell for less to you, when it is already exposed to the entire market? 

Specifically, I’m considering partnering on purchasing existing Commercial Retail or Industrial, revamp them to improve rental & cap rates and either hold or flip them and I’ll take all the advice I can get. 

We purchase distressed properties and fix them up (improved cash flow & forced appreciation).

With lots of practice you will be able to identify a good deal quickly and jump on it when the opportunity presents itself.

Chief among my concerns would probably be my ability to resell the thing, once improved and rented out.Thoughts? 

If I believe they have taken steps to improve their situation, and I am comfortable they will continue to do so, I will often request something to mitigate my risk and move forward anyway. 

There are several reasons, actually:Article 16 of the National Association of Realtor's Code of Ethics and Standards of Practice prevents us from soliciting business from another realtor.