Sale-Leaseback financing for Short Term Rentals

[Marc Phelps]

I live in Savannah, GA where we have a very strong short term rental market.  I have a sandwich lease on one property but am struggling to find additional landlords who are willing to allow sub-leasing as a short term rental (no way I would try to hide it from them).  Does anybody have experience in sale-leaseback for this sort of thing?  Another way to describe what I'm thinking is that it would be a standard turnkey deal, where an investor buys the property with a long term tenant in place, only the long term tenant is my company who is managing the property as a short term rental.  It seems like an attractive option for a buy-and-hold investor who could get maximum cash flow without a management fee and would have a long term tenant in place.

I'm also open to alternative ideas on how to grow my portfolio.  I am an experienced investor (wholesale, fix-n-flip, and rental units in the past) with excellent credit and W-2 income but I don't have cash reserves to handle a traditional down payment.  I could put together 15-30k but that money would be better spent, in my opinion, furnishing units and as cash reserves.

FYI - Details on my current STR:

I pay $1,300/mo for a studio apartment which includes utilities. I have a 3 year lease.  I spent about $5,000 sprucing it up and furnishing it.

I average 21 rental nights per month at an average rental rate of $130. 

Cleaning and supplies are covered but renters with their cleaning fee.  My only additional expense is cable/internet and insurance which run about $150/mo total.

I net around $1,200 per month on this little thing and the demand in this area would allow for dozens more without sacrificing occupancy.

Sorry for the long post... long story short, how would you find a turnkey investor who would be willing to buy properties and rent them to me long term (possibly even triple net)?