The tenant will pay the fee + first, last, and security.

Ask your "security guy installer" if his company's Errors and Omission's Policy will cover you based on "security guy installer legal advice" when you are arrested and/or sued for illegally recording conversations without advance consent.

Although, I won't be able to get back the time I have lost due to my own ambitions, I'm ready to pursue a way that will eventually grant me the ability to focus on what matters most. 

By screening applications and selecting people with secure jobs, good income, and good credit, you will reduce the risk a ton.I manage 340 rentals and less than 1% of them ever leave owing more than I have on deposit.

@Chris Bisaillon of all the national lenders I've seen investors work with Aaron Chapman with Security National Mortgage Company has the most competitive rates and actually meets timelines.

I was wondering if I could write something up and have him sign it (he's already told me he's willing to sign) saying that he understands and agrees he owes me the amount on the paperwork, if the judge would take that into consideration and grant the money judgement.

If it hasn't redeemed in the allotted timeline you can either walk away and cut your losses or proceed with foreclosure to secure your investment.  

Navy FCU was not offering a HELOC secured against an investment property (i.e. non-owner occupied), neither Wells Fargo nor the several small credit unions I called were "doing investment HELOCS right now".Details:  3/2 SFR.  

Hard Money - I was told by the real state agent that he can assist with lining up hard money lenders to at least 'secure' the deal.

However, I did use a program in Baltimore that granted me $15k to go towards down payment and closing cost assistance.