Creative purchasing pitch

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Howdy all! My creativity gets the best of me. I currently have 2 brilliant ideas on 2 different properties. Although I have no idea how to approach them and sound somewhat intelligent in the real estate biz. 1) is a 7 unit complex going for 650k. Interested in doing an MLO with perhap s some seller financing. (no tengo mucho dinero) 2) 2 properties under the same owner in Pittsburgh PA one at 45k & other at 55k. Found the owners but how to pitch a Lease to own in a convincing way not to offend them and basically tell them drop your agent, rent to own both to me for 100k, keep the 3-6% on agent fees, and get a lump some early on and monthly until I can purchase... Seems like a difficult conversation to have over a hand written letter from someone who's not a master linguist... Ideas, help or any other such comments are appreciated!