This is just a "secured loan" or "savings secured loan".

Hello, I'm very close to securing my first tenant and he happens to be a grad school student.

Tenants have to keep up with their credit scores because their security clearance depends on it.   

I know which tenant caused the damage, as it was caused by their furniture rubbing back and forth in a certain spot.Each of the tenants gave me a portion of the security deposit.  

I plan to buy, 51% own, remodel, rent homes and offer a minority ___% interest to hard money lenders secured by the following: 1) their holding a first mortgage and 2) quarterly loan  ___% interest payments and 3)  ___% share of annual depreciation and 4) ___% share of sale proceeds at or before or near year eight per market then.

@Ginger Schmidt You are definitely allowed to require a security deposit with a new lease.

I was Security Force in the Air Force.  

I was able to secure an FHA loan and they were able to get the deal done, as long as I could convince the sellers to move the closing.After giving up most of the closing costs I negotiated, the sellers agreed to push back closing and asked for a bit more earnest money. 

Did they give all the security deposit back?

Many title companies have lawyers on staff that can draft a mortgage and promissory note to secure their interest.