I've found guides online that explain what the requirements are for civic awards, but I've found nothing that explains how to get business deals (prison, toxic plant, mall, casino, etc.). Is anyone aware of a guide that explains how to get these?

I believe those deals will appear when you need financial help. If your outgoings are greater than your income, one of those deals will usually pop up to provide you with a financial boost. They all have some significant drawbacks though.