Security deposit is $1700.

We also don't want to list anything as a "holding deposit" because the money will not be refunded.

Purchasing several locks will give you several sets of extra keys to change the locks to for later tenants as long you don't buy the matched keysets.

However, I just spoke with a representative from Quicken loan and he said that the minimum deposit for a two unit property is 10% is this true for all FHA loans or is there someway to get to the 3.5% down.

Most of my tenants either direct deposit the rent into my bank (I gave them the bank account number and they like going to a branch of my bank and depositing..) or just do electronic payments with Zelle in which case the money is available immediately. 

That allows all of our idle funds/checking deposits to be swept directly towards our remaining balance, saving interest cost.

-Demo kitchen cabinets-Remove all fixtures-Demo old bathroom tiling and fixtures-Have digging/tunneling prepared for sewage line replacement-Pressure wash outside of house to prep for paintWeeks 2 & 3-Complete sewage line replacement-Begin Landscaping design-Replace entire homes fascia boards-Remove popcorn ceiling textureWeek 5-Have exterior of home painted-Roof leaks should be repaired by nowWeek 7-Have new lighting and fixtures installed-Tile Flooring throughout installed-Replace drywall boards as needed-Paint interiorWeek 9-Kitchen cabinets/countertops and island installed-Bathroom tiling completed-Shower doors installed-Detail work inside-Electrical outlets upgraded-Front Door replaced-Vanities/bath fixtures installedWeek 12-Install appliances-Install Fencing where needed(using about 80% of the neighbors white pvc fence as a privacy, will match)-Paver driveway to be completedWeek 13-Stage for marketing photos and open houses-Accept offer at 110% of list priceI know this is a brief run over of the work, but any advice in planning/ executing is appreciated.

Then taking the profit to invest in buy to let schemes back in the UK. 1 apartment once fully paid could provide the capital to make a 20% deposit down on two family homes in a UK buy to let scheme. 

I don’t have a way of getting a soft proof of funds and I really don’t feel like paying for earnest deposit.

Don't pay a deposit and hold retention to make sure you are happy with it to protect yourself against not having a bond or licensing board complaint to protect yourself with.