Also, keep in mind that if you are raising that to match nearby lot rent the community should be on par or better than the nearby communities.  

We offered to pay the deposit on their new place as well as actually help them move their belongings.

They can be mixed and matched and is priced per zone.

This property is in a rural area and the School house type structure is on a small lot that doesn't match the other property types in the area (they are mostly bigger houses on large acreage farms).

Buyers are expected to put down a deposit on their contract.

I also would put in every lease agreement that there is a $100 deposit every time a specialty contractor is called.

If it is personal bank statements then all deposits will be counted toward income whereas business bank statements will take only count 50% of deposits towards income.

Offer a $5-$10,000 NON-REFUNDABLE earnest deposit.

for simplicity sake, I would like to deposit all the rents into the LLC bank account.

pointless/costly to refinance over and over like that" (because, conventional non-owner occupied loans can also be low deposit).My premise of "only buy bargains" is largely so that each time you qualify for your next (low deposit) mortgage, your Loan-To-Value Ratio should still remain below 80% (even though you might have borrowed 95% or more for each prior one), because you bought bargains in the first place, and/or have value-added to each property.