Some people also have another separate account for security deposits. 

- Security deposit must be allowed to be payed in installments over 6 months?

Is that a deposit or are these lease to own situations?   

So my credit is fucked from old credit cards, but I have the option to pull equity from my owner occupied 2 family to repair it....planning on putting on an addition to current house and converting the garage to a ren...

Once I secured a new tenant I would refund the deposit and there are no damages to you at this point

Many OOS investors will buy the cheapest house in the worst area of town because on paper it cash flows...

I am actively seeking a full refund of my security deposit so I can be whole again.

See what the security deposits are, you are entitled to them. sSe when the leases expire, you cannot raise the rent until it is time to renew the lease. 

Lastly, you simply say “I’m willing to walk away from my deposit and lose it if you don’t fix A or reduce the price by B…”.

DSCR Second Loan or Unsecured LOCDepending on your income and assets, you might qualify for a DSCR second or personal unsecured LOC from a credit union or fintech lender:These can fund the gap without being tied to the purchase propertyMay offer better terms than 8.5% and no origination pointsFast funding and less red tapeExample Hybrid StackLet’s say you negotiate purchase down to $340K:$260K via VA Assumption @ 2.5%$40K seller carry at 5%, interest-only$40K from a HELOC on another propertyTotal cash OOP: ~$0–10K (closing + reserves)You’re in a powerful position as a buyer right now — VA assumptions are rare, and your seller may already be feeling the clock ticking.