I did this with a unit I bought in March of this year... a cash offer was really the only way I was going to secure the property I wanted.

Are private lenders for real estate able to charge private mortgage insurance the way that banks do as an added security?

While it can feel a bit scary, its an option to secure a property that makes sense from a cash flow perspective.

I'm looking to buy my first investment property in Buffalo and I've been surprised at how many properties have tenants paying way below market rents with no security deposits.

You may need to show proof of deposit for first months rent or security deposit as well.

Going into her bank and having the bank give her a "Secured credit card" where she puts money into an account and they give her a card like a debit but it reports to all (3) bureaus (Not a debit). 

I've tried various things: shorter inspection time period (typically it's 10 days here, and if you do a 3 or 5 day inspection time you can be attractive b/c the seller can get it back on market quicker if you find something you don't like during inspection period); non-refundable earnest money (maybe $1000 of money that you will not get back for any reason on your side - not if the seller breaches-- should the offer not go to completion - this shows you are an extremely interested buyer, but you could lose the money, so use cautiously and with the advice of your agent who knows how to correctly write that into the contract); put a limit on the repair request no required by lender - cap it at $0/as-is, or $500; a higher earnest money - like $5000, shows you are serious.

A promote is reasonable for securing all that extra financing but not a 20% one.I’d separate split of cash flow from split of equity too.

Put another way...society says to go to college, get a job, work up the corporate ladder, and retire at 65 with social security benefits. 

Security deposit3.