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 actually have a friend that used a love letter and was able to secure their dream home, so I will most definitely work on putting one together.

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.

Then basically the tenant is building your 'security deposit' over time, without using that language? 

A tenant wants to get their security deposit back from another landlord so they can pay the SD on the property I’m managing.

Also invest in the best security systems you can get and do everything else you need to be safe.