Syndications require a private placement memorandum (PPM), which can be costly and usually only make sense on larger deals. 

I don’t think I could qualify for lending through a traditional lender so I need either private money or a hard money loan.

No biggie, I'll just add it to an itemized list and take it out of their security deposit. 

A duplex will usually give you a private yard and/or private parking.

Does someone have any recommendations for lines of credit, new construction loans, or private/hard money lenders.

The current owner says the current tenant must have done that and that I should take it out of the security deposit when the tenant moves out.

My question, as this is my first time leasing a commercial space, is what is the average security deposit to ask for on commercial leases?

Is this true everywhere or is it possible to provide a private lender with a 2nd on the mortgaged property as collateral?

Researching private and hard money lenders online, all lenders want a house under contract before releasing funds, however, working with a realtor, they want proof of funds prior to showing a house, let alone putting one under contract.

I know of the traditional routes of going through a bank but I don't believe that is the best option, so I know there are private and hard money lenders but how do I go about finding them and presenting potential deals?