I have a clause in the lease that says the security deposit will be held in so and so bank with so and so address and interest rate will be xyz.

Keep in mind, though, that each lender has their own criteria for how much future potential they’ll factor in, so it might come down to some skillful negotiation and presenting detailed projections that don’t feel like puffery.Just be careful not to come off as overly speculative…lenders tendd to shy away from what sounds too good to be true.Anyway, I’m curious.. have you spotted any other investors in Gainesville facing a similar refinance puzzle and what kind of terms were they able to secure? 

The second one to build a security net.I've simplified the deal a lot but... am I missing out something obvious?

We have been fortunate to rarely hold any security funds from former tenants.

Most work with us, some do not.Be careful also as they may tell you to keep their security deposit as last month's rent.

Prom notes are a security unless exempt .. 

New tenant must go through complete vetting, sign the lease, pay security deposit and rent, and move in, prior to the referring tenant getting their $100.

A good password manager should not have had any breaches.

Quote from @Jordan Kaylor: I'm new to real estate investing and have secured a HELOC on my existing home.  

I got the Discover It Secured card in high school and used that to build up my credit.