I usually just keep the security deposit which they seem to expect.

Looking to secure funds from a bank or HML on a property of $30k or less seems to be quite the challenge. 

Their SOP actually seems pretty easy and straightforward - they will create a lease addendum to reflect the new PM/security deposit holder (me).

At this point I’ve secured my lending and officially started the hunt for properties.

At first I told them that a 14 day deposit hold is $100 non refundable and put towards there security deposit, and we could make the deposit to hold extended to 30 days for a additional $100 non refundable fee that does NOT go towards anything (accept my pocket).

It will be April sooner than you think.Often it comes down to being able to pay the security deposit on the new place before having gotten it back from the old place.

Deals already sell extremely fast in this market and without a non-refundable down payment it becomes harder for the real investors to secure good deals, not easier.Also about the deal fees.

Offer an incentive, like smaller security deposit than expected or offer a two weeks free move-in special. 

Additionally I will take responsibility to secure long term financing on the property (with all of the investors guaranteeing the property) and then using the cash outs to keep acquiring more properties.I realize that all of the investors eventually want to get paid back which can be resolved through an eventual liquidating of the portfolio or refinancing the deal to pay off investors.Do any of you have experience doing this?

I put more weight on credit history and income/employment.