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you need several things, town rating (look up the town book right of Fletch), often the related licence, amount of bought stuff from NPC & Hearts. most NPCs don't need much Hearts to move in. the Hearts are good for later, when they are already in town to get gifts from them & get helped with farming & stuff.
So you still have Sally's Salon, Clover's clothing shop, Melvin's furniture shop, Franklyn's tech shop (super important) to go. Along with the deep mine and as you stated, Irwin's. So you still have more than 50% of the deeds to go.
Most NPCs require a certain heart level and you to buy their stuff. Sally requires a certain number of hair cuts and color changes.
thanks dude... this was good. didn't know i also had to spend a certain amount of dinks, besides getting the number of hearts.