After all, it's not the LENDER that has an earnest money deposit at risk, is it?

A couple of options for you to collect rents are:1) Give the tenants your bank account number and have them deposit rent into your account and text you when they made their deposit so you know who to give credit to.  

In terms of questions 1&2, they are both things that are negotiable with the vendor (also, it will be easier to obtain constriction financing with building permits already in place).Typically (here in Ontario), builders purchase serviced lots by providing a cash deposit for a portion of the price, the vendor takes back a mortgage for a portion of the price, and the construction loan covers the remainder.

If you submit an offer with zero contingencies you're saying to the seller that you're risking your deposit from day one to show how serious you are.  

I was able to get into my first fourplex that way, and instantly started cash flowing while living essentially rent free!

I paid month 9 in full and told the landlord I was forfeiting my security deposit (a full months rent) as payment for month 10.

@Ken YuYou should not be putting any money down as an earnest money deposit so the only money so you should not be losing money in bringing a deal under contract except for the time cost. 

Also we were there in November and we found a dog (a pit bull no less) and she hadn't informed us or paid the pet deposit and we found evidence of an adult male living there but otherwise the house was still clean.

I have had the bank state in a letter that I had in excess of a certain amount of money on deposit and available for withdrawal.

The PM just shows the prop and takes the deposit and rent.