Also, if I have a questionable tenant, I increase the security deposit.

You should have included prorated rent AND the security deposit as part of the contract. 

From there, as Charles mentioned, lenders will have specific requirements for liquidity and net worth to secure a loan.  

This is why the fed was buying all the available mortgage backed securities over the last year.

Secured hard money, bought and rehabbed a house, then refi'ed with traditional lending.

My career for 13 years has been in debt capital markets, specifically Structured Products (distressed mortgage backed securities, CLOs, CDOs).

Reached out to family to help secure downpayment, then negotiated with a local bank to craft a custom "balloon" loan to fit my financing parameters.

She has not paid her rent since February 2021 but has been able to secure rental assistance through the program that the NJDCA offers.

If she is, you are issuing securities and that is more than a simple llc or LP filing agreement.  

After all move-in requirements have been met and a lease for the property completed, the Deposit to Hold will transfer to the security deposit to be held throughout the tenant’s entire tenancy.